Common Assessment - July August September 2012

Common FALL 2012

The professional provider of education, advocacy and resources for Community Associations

Bringing Communities Together Planning pays off preparing your home for summer vacation page 10 Monte Carlo Night Glitz, gambling and good times page 22 Playing nice in the sandbox with high conflict people page 28 C o m m o n A s s e s s m e n t Ma g a z i n e

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SEPTEMBER CID Law Course – Courtyard by Marriott CAI San Diego Golf Classic Country Club of Rancho Bernardo Large Scale Managers Workshop – Northeastern Pennsylvania Morning Educational Program –Sheraton Carlsbad Topic: Insurance & Risk Management Morning Educational Program – Courtyard by Marriott – Topic: Insurance & Risk Management OCTOBER CEO-MC Retreat – New Orleans, LA Essentials of Community Association Volunteer Leadership – Courtyard by Marriott Trade Show – DoubleTree Hotel, Mission Valley Topic: Creating Community California Statewide Legal Forum – Temecula, CA Morning Program – Get the Most Out of Your CAI Membership- Courtyard By Marriott

TBA 7

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November Annual Billiards Social Morning Educational Program Sheraton Carlsbad Topic: Almost Free Legal Advice Morning Educational Program Courtyard by Marriott Topic: Almost Free Legal Advice M-202 - Association Communications Holiday Award Banquet Luncheon & Trade Show DoubleTree Hotel Mission Valley

Visit the chapter web site www.cai-sd.org to register for any event.

SAN DIEGO 2012 CAI-CLAC HONOR ROLL

By Sam Dolnick, CAI-CLAC Delegate-at-Large

The CAI-CLAC is being presented for the FOURTH YEAR. Everyone involved with common interest communities, regardless of their function, who has contributed funds to CAI-CLAC San Diego Chapter in 2012, to assure that our voice is heard in the halls of the California Legislature, are to be congratulated.

The San Diego’s 2012 goal is $25,084. As of May 31, 2012, $21,682 has been contributed.

ABSOLUTELY NO FUNDS are given to any political party or to any candidate.

All funds are used SOLELY FOR ISSUE ORIENTED legislation affecting CIDs. However, our legislative advocate must be paid and items like stamps, grassroots alerts, stationery, phone calls, rent, maintenance of web site, and other similar expenses must be paid.

Our thanks to the following people who have contributed, or had their association contribute funds, from January 1 to May 31, 2012. Don’t you want to see your name on future lists?

2012 Goal = $25,084 $21,682 collected as of May 31, 2012!

Our thanks to the following contributors from January 1 - May 31, 2012.

Sam Dolnick, Homeowner.

Andalucla Townhomes HOA; Lisa Isaacson, PCAM, CCAM CAI San Diego Chapter; Barbara Ozenbaugh, CMP Carmel Trails HOA, Lisa Isaacson, PCAM, CCAM Coronado Shores Condo Assn #6, Jim Liese, CMCA, AMS Fairfield HOA Fairway Point CA Il Patio HOA, Lisa Iaacson PCAM, CCAM Joel M. Kriger APC, Joel Kriger La Jolla Soledad West HOA, Lisa Isaacson, PCAM, CCAM Masters Hill CA Playmor Bernardo HOA, Ed Roth PCAM, CMCA Rock Springs East C.O.A. Rodent Pest Technologies, Tiffani Reynolds SBS Lien Services, Mitch Willet Seacoast Commerce Bank, Ken Carteron Seven Oaks Mgmt Corp, No 4 Stoneridge Chateaus HOA Vermont Villas Condo HOA Villa Marbella HOA, Bert Donaldson.

Village Park Townhome Corp. #3, Liz Beiner Woodridge Estates HOA, Lisa Isaacson, PCAM, CCAM

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Features

Departments

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Bringing Communities Together: Summer Social Events

By Christine Hurdle

2

2

4

10

Planning Pays Off: Preparing Your Home for Summer Vacation

By Andrew Hertel

14

Top to Bottom: A Guide to Summer Maintenance Projects

By Nate Rangel

18

Splash Into Summer

By Carl Sellent

28

Playing Nice in the Sand Box (With High Conflict People)

By Bill Eddy, LCSW, Esq.

32

‘Tis the Season for Subterranean Termites

By Willie Payne

36

Prohibiting Vacation Rentals: Not as Easy as it Seems

by Karyn Larko, Esq.

Chapter Event Calendar CLAC Donations Honor Roll President’s Message

by Louise Stettler

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24

New and Renewing Members Homeowners Corner: Careless Words May Have Unintended Consequences

by Sam Dolnick

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34

Platinum Business Partner Spotlight Pacific Western Bank Mortgage Matters

42 Service Directory

Chapter News

40 Water Costs Continue to Rise, Are you Prepared?

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June 6 Trade Show

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Monte Carlo Night Highlights

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June 23 CAI Family Night at the Padres

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April 27 Annual Educational Conference

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May 11 morning program

By Jack Rush

Find us on Facebook!

Don't forget to "like" CAI-San Diego!

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Common

President’s Message EXECUTIVE COMMITTEE Louise stettler................................................. President Epsten Grinnell & Howell, APC Marie Donovan..................................... president elect Homeowner

Summer Reflections

Jason Payne...............................................VICE PRESIDENT Payne Pest Management tina rozycki, CMCA......................................... treasurer Curtis Management

Time to take a deep breath and realize we are into the summer months and can the holidays be just around the corner? Not wanting to rush the year away any quicker that it is already is going, let’s reflect on the past quarter's highlights.

The month of March saw a fun and successful bowling tournament that was enjoyed by members and their families. At the Manager Education Reception, managers were introduced to the benefits of continuing their education and striving to earn the PCAM designation. Not to be outdone, the CID Law course continues to be a popular educational program as are the more focused educational programs held in San Diego and North County. The contingency who attended the Legislative Day at the Capitol visited our representatives and brought CAI’s message on a variety of bills.

Elaine Gower.................................................... secretary Homeowner CYNDI KOESTER, PCAM...................................... ex-oFficio Mutual of Omaha Bank/CondoCerts DIRECTORS Kerry Beatty, PCAM........................................................Manager Elizabeth French, Esq. ..............Green, Bryant & French, LLP Co-LEE GREV, PCAM.....................................................Manager Chris Hodge, PCAM............... Elite Community Management Bruce Rosenblatt ................................................... Manager Rick Salpietra, Esq................. Law Offices of Richard Salpietra Shannon smith......................................Reconstruction Experts Jason Stewart............................................ Pinnacle Landscape

In May the San Diego Chapter was well represented at the Annual Conference,

The achievements of an organization are the results of the combined effort of each individual.

Vince Lombardi

where the Chapter was awarded the Chapter Achievement Award in the Large Chapter category, Public Affairs, for the Homeowners Roundtable and Baker Dolnick Education Foundation.

This was the brain child of Sam Dolnick,

the “quintessential” homeowner volunteer. Sam also received a Lifetime Award for his contributions to the CID Industry from CLAC. San Diego has been chosen as the destination for the National Conference for 2013 and our chapter will play an important part in the success of that event. Your Chapter Executive Director spread the word at National that we will have an exciting event for all who will be attending.

Monte Carlo was held in June and as always was a night to remember. This year we had nearly 300 attendees, the largest number of attendees on record.

The San Diego Chapter continues to grow and expand education programs geographically, new committees to address continuing education for managers and other credentialed entities. Through the hard work of chapter provides timely educational articles and pertinent information regarding our industry. The Education Services Committee has worked hard providing interesting programs that provide useful information. The Legislative

Louise Stettler has been doing business development for Epsten Grinnell & Howell, APC for more than 12 years and is the 2012 Chapter President.

Support Committee has kept our members informed with important updates on the laws pending in Sacramento that will impact our industry.

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Managing editor and New & Renewing Advertising sales barbara ozenbaugh, CMP 619-299-1376, barbara@cai-sd.org design & production Kristine GAITAN Rey advertising & design / The Creative Dept.

760-746-8700 Magazine EDITORIAL committee Laurie Poole, ESQ. (CHAIR)............. Peters & Freedman, LLP Lauri Croce, ESQ. ............................ Anderson & Kriger, APC Sam Dolnick.......................................................... Homeowner JEFF French, ESQ....................... Green, Bryant & French, LLP BRIAN KALMENSON, CCAM....Michael Abdou Insurance Agency JODI KONORTI, ESQ. ................ Epsten, Grinnell & Howell, APC CYNDI KOESTER, PCAM..... Mutual of Omaha Bank/CondoCerts Jeff mORIN...........................Global Disposal Reduction Services DIONNE PETIPAS.............................................Three Phase Electric Jean-Marie Salvia, CCAM, PCAM.......... Walters Management LOUISE Stettler......................... Epsten Grinnell & Howell, APC All articles and paid advertising represent the opinions of authors and advertisers and not necessarily the opinion of either Common Assessment Magazine or the Community Associations Institute – San Diego Chapter.

Information contained within should not be construed as a recommendation for any course of action regarding financial, legal, accounting or other professional services and should not be relied upon without the consultation of your accountant or attorney.

benefits to its members. We have added additional

our Common Assessment magazine committee, the

CHAPTER Executive DIrector barbara ozenbaugh, CMP 619-299-1376

Common Assessment Magazine is the official quarterly publication of the San Diego Chapter of the Community Associations Institute. CAI San Diego Chapter encourages submission of news and articles subject to space limitation and editing. Signed letters to the editor are welcome. All articles submitted for publication become the property of CAI San Diego Chapter. Reproduction of articles or columns published permitted with the following acknowledgement: “Reprinted with permission from Common Assessment Magazine, a publication of the Community Associations Institute San Diego Chapter.” © 2012 CAI - San Diego Chapter

Advertising & Correspondence should be sent to: Common Assessment Magazine CAI - San Diego Chapter 1081 Camino del Rio South, Suite 109, San Diego, CA 92108 619-299-1376 / fax 619-299-1377 / www.cai-sd.org

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By Christine Hurdle

Summer Social Events Summer is the perfect season to plan a social event for your community. The weather is warmer, children are out of school and there are more daylight hours to burn. Homeowners tend to spend more time outside and look forward to enjoying their community.

They yearn for an opportunity to feel connected to their neighbors, and community events are an excellent way for the homeowner’s association to support and encourage this connection.

The possibilities are endless, and with the right execution, communitysponsored events are sure to be a success!

Love Thy Neighbor & Thy HOA It is all too common that residents’ interaction with their neighbors comes down merely day-to-day business rather than fun and exciting socializing. Who can drive carpool this week? Please quiet your dog.

We need to repaint our shared fence. Are you the one who complained about our basketball hoop? Outdoor summer events, however, can encourage neighbors to play together in the softball tournament, share a blanket while watching a movie under the stars, or help build the best 4th of July float for the parade. Drawing residents out of their homes to communicate with one another about exciting and positive events can do wonders for the sense of community. Events provide owners an opportunity to participate in something fun and remind them of the Continued on page 8

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bringing communities together

Why not coordinate some local food trucks to roll up into the

Continued from page 7

community and offer a variety of food and beverages? You can

reasons they purchased a home in the community in the first place.

also rent out a local park or school and hold your event on their

It is no mystery that homeowner associations get a negative

grounds (with the necessary permitting). Or, organize a series

rap. After all, raising dues, enforcing rules and holding hearings

of block parties throughout the neighborhood. With a little

does not do much in terms of positive PR. However, when the

creative thinking, a summer social event can be a real crowd

HOA is sponsoring a community event, the perception can shift.

pleaser!

If the board of directors allocates a portion of the budget towards summer social events (or simply plans events with entry fees to cover costs), residents appreciate the efforts and connect their HOA to something more positive. It’s a win-win!

Summer Event Organizing Tips Putting on a successful event can be simple if you are organized and plan in advance. Keep in mind that residents attend the events to enjoy the season and take a break from their daily routines.

Summer Event Ideas Lately there has been a shift in focus to reflect those of simpler times or “throwback” events. These types of events create feelings

Spirits and excitement will be high so your events should play off this jubilant atmosphere. Below are some suggestions so your event will run as smoothly as possible.

reminiscent of smaller towns where everyone knows your name. The following are some ideas of activities perfect for the warm weather

PROMOTE! PROMOTE! PROMOTE! Advertise your event through the community newsletter,

season: • Outdoor movie under the stars on a large projection screen

website, e-blasts, banners, bulletin boards, meetings and word-of-

• Chili cook-off contest

mouth. More is better! No one likes hearing about how fantastic an

• Softball/kickball tournament

event was afterwards, never having known about the event in the

• 4th of July parade complete with decorated bicycles and floats

first place. Advertising will generate participation, which in turn will

• Ice cream pool party with hula hooping

help build community spirit.

• Inflatable water slides, watermelon seed spitting contest and

and adults so all residents are entertained (i.e. adults can enjoy

three-legged races • Concert in the park including a doo-wop band and poodle

an outdoor concert while children are getting their faces painted).

Reaching all ages and household-types can be challenging but well

skirts • Is your community short on on-site facilities? No problem!

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Plan activities within your event that appeal to both children

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worth the extra effort.

Practical Considerations for Holding Social Events Hosting and organizing social events will pose liability issues for associations. Acting in a responsible manner and avoiding negligence is the key. In the absence of negligence, there is no liability. Here are some suggestions to minimize your exposure: Providing Alcohol. Think twice before providing or allowing alcoholic beverages at your event. Do not sell alcohol – the liability is much higher for selling and a liquor license may be required. If you are providing alcohol (free of charge) take steps to ensure there is a reasonable allocation per person (2 drinks or less). Utilizing “drink tickets” may help regulate the amount provided to each person. Check to see if your liability insurance policy will cover distribution of alcohol.

Onsite events vs. Offsite events. Onsite events may result in less liability because your association has more control over the property. Offsite events should be covered by insurance but ALWAYS check with your insurance agent to see if a special endorsement is required. Usually, events at a hotel will require being named as additional insured.

Encourage residents to actively

Obtain Waivers. If any event is high risk and/or involves physical activity, it may be prudent to have participants sign waivers of liability.

participate in the event. Whether it’s a sports tournament or outdoor movie, organize activities and refreshments in separate areas to promote movement and socialization.

It may seem obvious, but make sure to have shade available for events during the

WARD & HAGEn LLP

heat of the summer day. Similarly, it may be useful to have water or other beverages available (either provided by the HOA or for purchase).

Obtain proper permits and additional insurance if required. Also, if alcohol will be served, keep in mind there may be additional requirements (check with local government and your insurance agent – see box at top right for more details).

With some advance planning, your summer event is sure to “WOW!” the community and the residents will be begging for more next year! Perhaps the next time they meet at the mailbox, they will have something positive to discuss.

Christine Hurdle is an on-site community director for Walters Management.

Serving HOA Clients Throughout San Diego County HOA General Counsel Insurance Issues

Construction Disputes Litigation

Mediation/Arbitration Collections

Contact: Kirk Yake 440 Stevens Avenue, Suite 350 Solana Beach, California 92075

858.847.0505

www.wardhagen.com

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Planning Pays Off Preparing Your Home for Summer Vacation

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By Andrew Hertel

s summer vacations approach, a little planning before dashing off to the airport or taking to the interstate can go an especially long way in safeguarding your home, property, and the properties around you.

From a manager’s perspective, water leaks tend to

a surge protector, and ensure all exterior lights and

be the biggest – and most avoidable – headache for

landscaping lights are in good working order. If you have

vacationing homeowners. If you live in a high-rise or stacked

a fireplace, close the flue. If your unit is air conditioned,

condominium development, it is especially important

set it to about 80 degrees to prevent the accumulation of

to turn off your water supply if at all possible. For older

mold within your unit. You may also wish to have a licensed

condominiums and in planned developments, the water

contractor inspect your A/C unit before you depart. If you

shutoff valve may be located right inside your home or

have a “humidistat,” set it to 60 degrees to dehumidify your

garage. In high-rise buildings, the valve is typically in an

unit and guard against mold and mildew. Check your fire

access panel in the ceiling of each unit. Call your manager

and smoke detection alarms, if applicable.

to help facilitate this task if you’re unclear where the valve

Homeowners may consider appointing a neighbor or

is located or if you need help. Once you’ve shut off the

friend to check on their home a few times per week and to

water supply, test your sink and bathtub valves to release

deal with any unforeseen issues that may crop up while you

air pressure inside the pipes. Additionally, check your

are away, such as water leaks. It is also a good practice to

applicable homeowner’s insurance policy and consult your

inform your property manager of your impending departure,

association’s governing documents to be sure you are

and to provide the manager with your contact information

carrying the proper amount of liability coverage.

while you will be away should management need to contact

If it is not feasible to shut off water to your unit, shut

you in the event of an emergency. If you do not wish to be

off the flow of water to appliances like the dishwasher,

bothered while away, consider leaving a key to your unit

washing machine, toilet, and ice maker, in case a pipe or

with your homeowner’s association, since associations have

hose breaks. Most appliances, as well as toilets and faucets

the right to hire a locksmith to enter the unit if management

feature individual shutoff valves or stops on their supply line

is unable to reach a homeowner during an emergency.

that can be turned clockwise to shut off the flow of water.

Finally, from a safety perspective, lock all doors and

If you are uncertain about how to shut off individual lines,

windows, including those adjoining any balconies. Ask your

call a licensed plumber or your management office for

neighbors to be on the lookout for suspicious behavior, and

assistance. While you’re inspecting individual shutoff valves,

stop your mail and newspaper delivery until your return. If

take a look at the supply lines leading from the shutoff

your unit has sliding glass doors, insert wood or metal in the

valves to appliances, faucets, and toilets. If you see any

tracks to keep them shut. And don’t let this list overwhelm

leaks, cracks, or signs of age or corrosion, and if the lines

you! Minimal planning before your vacation may help you

are a homeowner item of responsibility pursuant to your

avoid a major headache upon your return.

association’s governing documents, replace them before you head out of town. Additionally, close all sink and tub drains. If your unit has a hot water heater, set it to “vacation mode” or “pilot.”

Andrew Hertel is an assistant manager at Action Property Management and The Electra Owners Association in downtown San Diego.

To conserve energy, unplug all unused appliances.

For those appliances that make the cut, consider utilizing

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New & Renewing Members Welcome new chapter members!! Thank you to our chapter members that have renewed their CAI membership.

We appreciate your continued support and participation in our chapter.

New Members Bay Alarm Company................................................................................ 5/12 Carl Weise ................................................................................................ 4/12 Chris Gaskell ............................................................................................ 6/12 Corinne Crawford .................................................................................... 4/12 Eagle Paving Company, Inc. . ................................................................. 7/12 Elaine Jeter .............................................................................................. 7/12 ePipe Restoration, Inc. ............................................................................ 4/12 George Carrera ....................................................................................... 4/12 Goody’s Concrete Grinding ................................................................... 7/12 James Timmons ...................................................................................... 5/12 Landmark, Inc. ......................................................................................... 6/12 Michael Ferguson . .................................................................................. 4/12

Michelle Steinbock .................................................................................. 6/12 Nora Lee Benavides Labrador ............................................................... 6/12 Palio Homeowners Association ............................................................. 5/12 PWLC 1, Inc. . ........................................................................................... 4/12 Samuel Williams ...................................................................................... 5/12 San Diego Private Bank .......................................................................... 6/12 Tayman Industries, Inc. . .......................................................................... 5/12 Unified Protective Services, Inc. ............................................................. 1/12 Villa Park Landscape ............................................................................... 4/12 Wayne Widener ....................................................................................... 4/12 Westwind Landscape, Inc. ...................................................................... 5/12

RENEWING Members Action Property Management,Inc............... 2012 Advanced World Concepts, Inc.................. 2009 Advantos Systems, Inc. ............................... 2001 Allana Buick & Bers, Inc. ............................. 2012 Amanda Amezcua ....................................... 2011 AMS Paving . ................................................ 2011 Associated Professional Services................ 1984 AV Builder Corp............................................ 2006 Aztec Paving, Inc. ........................................ 1990 Barrier Reef COA . ....................................... 2002 Bemus Landscape, Inc. ............................... 2004 Benchmark Landscape, Inc. . ...................... 1997 Bickler Law Offices APC ............................. 2000 Blue Skies Landscape Maintenance .......... 2006 California Construction Concepts ............. 2012 California Sub-Meters ................................. 2008 Candace Shannon ....................................... 2011 Carefree San Carlos .................................... 1977 Carlsbad-Woodridge HOA . ....................... 1988 CHAMPS/ The Kelly Group ........................ 1996 Christian Brothers Cleaning & Restoration... 2011 Christy White Accounting Corporation . ... 2011 Claudia Sitta, CCAM, CMCA ..................... 2007 Colony Homes Mira Mesa .......................... 1998 Country View Condo Assn. ........................ 1986 Creekwood at River Run ............................. 2012 Delores Montoya ......................................... 2010 Dunn-Edwards Corporation ....................... 1989 Dynamix Painting, Inc. ................................ 1999 East Lake I Community Association .......... 1990 Eastlake ll Community Association . .......... 2010 Eichman Insurance Agency - Farmers ....... 2011 Elaine Hudson ............................................. 2011 Elite Community Management .................. 1992 Ellinor Murphy, CMCA ................................ 2012 Epsten Grinnell & Howell, APC . ................ 1986 Garden Villas Association ........................... 2002 GB’s Fence Co. ............................................ 2011 Gina Falcon-Heneghan . ............................. 2007 Gloria Olsen . ............................................... 1998 Gotham Playgrounds & Surfacing ............. 2012 Grand Pacific Resort Management............ 2009 Greco Traficante Schulz & Brick ................. 2009 Gregory V. Villard, CPA ............................... 1987 Hauser Contract .......................................... 2006 Heaviland Enterprises, Inc.......................... 2011 12

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Heritage Landscape Services, Inc. ............. 2011 Howerton Management Services .............. 2007 Hudson Management Services, Inc. .......... 2009 James Hardie Building Products . .............. 2010 Jennifer Ojeda, CCAM, CMCA . ................ 2007 Jennifer Richardson . ................................... 2010 Jim Manning ................................................ 2007 John Alioto .................................................. 2010 John Woodruff, III . ...................................... 2008 Keystone-Inland, Inc. . ................................. 1991 KR Landscape Maintenance, Inc. ............... 2007 Law Offices of Richard Salpietra ................ 2001 Leak Control Services, Inc. ......................... 2011 Leonard O’Reilly, CMCA, AMS .................. 2005 Liz Beiner, CMCA ........................................ 1999 Lloyd Pest Control . ..................................... 2012 Lynn Williams ............................................... 2010 M & M Business Enterprises . ..................... 2003 Margie Layes................................................ 2011 Matthew Kaddatz ........................................ 2011 McCaffery Reserve Consulting ................... 2005 Meridian Residential Association . ............. 1995 Michael J. Ferrara, CPA .............................. 1989 MSE Landscape Professionals . .................. 2011 Mulvaney, Kahan & Barry ............................ 1993 Newman & Associates, Inc. ........................ 2010 Pacific Backflow Company Inc. .................. 2009 Pacific Properties Service ........................... 2006 Pacifica Real Estate Services, Inc. .............. 2004 Packard Management Group Park West Landscape Maintenance, Inc. .. 2010 Patio Shoppers ............................................ 2011 Paul Davis Restoration & Remodeling ...... 2004 Paul Miller Company . ................................. 1990 Paul Tagliaferri ............................................. 2010 Payne Pest Management . .......................... 2006 Peters & Freedman, LLP ............................. 1997 Pilot Property Management, Inc. ............... 2002 Premier Roofing CA, Inc. ............................ 1994 Professional Real Estate Management . .... 2011 Quentin Yates, PCAM, CCAM . .................. 2005 Rancho Carlsbad Owners Association ...... 2000 Rebecca Soto, CMCA................................. 2013 Reo Terrace HOA ........................................ 1995 ResCom Services, Inc. ................................. 2004 Restoration Management Company ......... 2007

C o m m o n A s s e s s m e n t Ma g a z i n e

Richard Ball .................................................. 1990 Rick Cremin.................................................. 2011 Robert Fowler, PCAM.................................. 2002 Robert Kelly ................................................. 2011 Rosemarie Coley ......................................... 2010 Roy Tobin ..................................................... 2010 S.B.S. Lien Services ..................................... 2009 Saddleback Fence and Vinyl Products ...... 2008 San Elijo Hills Community Association . .... 2002 Sandra Anne Webster-Shyko ..................... 2012 Seascape Surf Management Corp . ........... 2006 Servpro Industries ....................................... 2010 Servpro of Fairbanks Ranch East Rancho Santa Fe............................ 2011 Sheryl Sharp, CMCA, AMS ......................... 2007 Silldorf & Levine, LLP .................................. 2004 SmartStreet .................................................. 2004 Sonnenberg & Company, CPAs ................. 1982 Stacy Cabrera, CMCA, AMS, PCAM . ........ 2005 Stay Green, Inc. ........................................... 2003 Steven Bennett, CMCA, AMS .................... 2003 Steven Segal Insurance Agency, Inc. ......... 2003 Stratus Management . ................................. 2006 Sullivan Construction Management .......... 2007 Summit Property Management, Inc. . ........ 1994 Sunstream .................................................... 2008 Tammy Edwards . ......................................... 2009 The Helm Management Co. . ..................... 2010 The Redhawk Group, Inc............................ 2012 Tierra Verde Resources, Inc........................ 2011 Tina Baldwin, CMCA ................................... 1984 Tony Lopez ................................................... 2010 Tracy McGuffin............................................. 2012 Universal Protection Service ....................... 2004 Varsity Painting ............................................ 2009 Ventana HOA............................................... 2001 Village Square HOA.................................... 2001 Vista Del Verde of Santee . ......................... 1988 Wasserman & Kornheiser, LLP.................... 1990 Western Exterminator Company................ 2009 Western Towing ........................................... 2000 Will Smyth .................................................... 1981 April / May / June 2012

In Community Association Law…

We solutions... theprovide Devil is in the details. you are involved in the management of a toIfcommunity complex Community association, you know that State Association issues. and Federal laws thatlegal govern associations complicate decision-making and make the

If conduct you are involved in the management of a of association business challenging. community association, you know that the State and Federal laws that govern associations At Epsten Grinnell & Howell, knowing the complicate decision-making and make the details of community association law is our conduct of association businessconstantly challenging. only business.

Our attorneys We can help. At Epsten Grinnell & Howell, review the fine print of the law and client solving the complexities of community governing documents. This attention to association law is our only business.

detail ensures that clients receive effective, Our attorneys handleto a continuing and practical solutions legal problems. varied stream of association legal matters.

Letcollaborate our comprehensive understanding of We and share our ever-expanding knowledge with each other,law andcontribute with our to community association clients.

This can be a association. real benefit to your the success of your association, as our attorneys are not likely to be starting from square one when faced with your difficult issue.

Call us today… We have a lot of common interests.

Call us today… We have a lot of common interests.

800.300.1704 l www.epsten.com San Diego 10200 Willow Creek Rd., Suite 100 San Diego, California 92131 858.527.0111 • fax 858.527.1531

Coachella Valley 44-875 Deep Canyon Rd., Suite 3 Palm Desert, California 92260 760.836.1036 • fax 760.836.1040

Inland Empire 43460 Ridge Park Dr., Suite 200 Temecula, California 92590 951.461.1181 • fax 858.527.1531

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er m m u s to cts e e d j i o u r g p a ce n a n e t main

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By Nate Rangel

reat success is the result of applying great effort according to a great plan.

- Anonymous

Summer is here, bringing with it the incomparable

present needs. Consequently, maintenance projects have

weather we enjoy here in Southern California. Many people

been deferred. Instead of just roof leaks, the community

begin to plan their days with a sense of greater purpose

association manager is being flooded (pun intended)

and expectation. The great climate and longer days are

with calls about chipping paint, deteriorating trim, and

the perfect formula for making great summer memories.

deteriorating streets.

In much the same way, community association managers

The question that is now being asked is, “Hey manager,

see the days of late spring and summer as containing

how are you going to get this all done this summer?" Here's

great significance and purpose for the members of the

how...

communities they serve. However, the great climate and

Typically speaking, when scheduling work for these

longer days, for the manager, are not filled with thoughts

three major trades, the order is roof, paint, then paving.

of rest, pleasure and sport, but of new roofs, paint and seal

This order is not written on stone tablets so the odds of any

coat.

"smiting" will be minimal if you diverge. However, it is a

This article will focus on the phasing and coordination of the three major trades that are common to the vast majority of communities: roofing, painting and paving.

good guide for most communities as it is a top-to-bottom process.

Here are some fundamental items you can prepare

Associations seeking to have this work performed in the

for as you work with each individual trade and help you

summer, have (hopefully) spent their fall and winter board

maintain the colossal task of getting it all done in succession

meetings gathering and reviewing requests for proposals,

and on schedule.

negotiations and contractor selections. Now, the task of approving and scheduling these maintenance projects

Start at the Top: Roofing

has come with the agreeable weather. This is enough of a

The main reason stated for starting with the roof as

challenge when you have only one trade to deal with, but

opposed to paint first is the fact that a new paint job may

what about three major projects all at once? It is a scenario

be damaged by the installers and their equipment as they

that is being faced by a growing number of managers.

access the roofs of the building. No one wants a scissor-lift

Regardless of differing political views, we can all agree that our economy has not been firing on all cylinders

or ladder scraping new paint off of the walls.

For structures with tile roofs in particular, a major

recently. For many communities, the effects of the

consideration is the allocation of space for the safe staging

economy have manifested in depleted budgets, restricting

and storage of materials, equipment and the location of

the availability of money that can be allocated to their

Continued on page 16

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Be sure that your contactor knows what

Tips to solicit bids from qualified contractors and make the execution of your project smooth and on time

• Establish clear material specifications and scopes (quantity and type) of work.

Consult an engineer or architect if you are unsure.

• Pre-screen all contractors invited to bid for current and appropriate licenses and insurance.

• Ask the selected contractor furnish samples of shingles and paint colors to ensure the product they are using is exactly what you need.

• Set clear and reasonable dates of commencement and completion of work.

Have a map showing the work phasing.

• Secure all necessary permits and determine if your municipality will require inspections (and at what intervals) during construction.

• Notify, then re-notify your community. This is not only professional and courteous to your residents, but it minimizes work disruptions due to miscommunications between the manager and homeowners.

• Establish a clear channel of communication to avoid residents (or board members) directing requests to workers. Any changes or requests should be in writing and communicated through the designated person (e.g., manager).

• Regularly review your schedule with your contractors to ensure that work is being done as efficiently as possible. Ask for progress reports.

• Know your weather. Primarily, know how each trade will respond to inclement weather (rain, marine layer, etc.) that could affect the ultimate quality of the work.

• Determine if you need a third party project manager to supervise and inspect the work.

your expectation is for the protection of roofs, light fixtures, air conditioning units, etc. Understanding your expectations early on ensures smoother execution during the project and less need for touch ups at the end.

More so than with roofing, painting can be weather sensitive which can mean delays in completion. Be aware of changes in the weather. It is better to adjust your completion date than to force the completion and have issues with the job later.

Asphalt: Get to the bottom of things Street-work can represent the greatest degree of difficulty for your community since it involves residents accessing their homes.

The application of seal coat (slurry) is the most challenging and is usually performed every 4 years.

When tackling a roofing project, painting and sealcoat all in the same summer, sealcoat should always be the last service performed. The last thing you want is a palette of tile scarring your pavement or for paint to spill on your new sealcoat job.

Before your start, partner with your contractor to design a diagram that maps out the types and locations of any repairs to

Top to Bottom

your residents and not left extra work for the

Continued from page 15

painters.

waste containers. While this primarily affects shingled roofs, the same principles apply for flat roof repair or replacement.

Additionally, have a contingency plan ready in case structural damage is

The Middle: Exterior Paint Now that the roof is complete, call in the painters.

Most painters would like to paint before

discovered under the shingles. If not major, it

the roof goes on because there is obviously

will hardly be a hiccup in your schedule, but

less concern for getting paint on the roofing

especially in older communities, be prepared

since it will soon be replaced. Whichever the

to be flexible.

case, reputable and conscientious painters

Ensure that your roofer cleans any debris daily, picking up nails, staples, tools,

will tape and protect the roofs anyway.

Much like the roofers, and depending on

shingles, etc. No one likes stepping on nails

the size of the project, be prepared to make

or waking up to flat tires.

accommodations for storage and waste

Finally, before the roofer leaves the

disposal. Allowing for the safe storage of

completed project, ensure that the work

materials and equipment on-site facilitates

has been inspected and that they have

prompt completion of the project.

cleaned the work area and left it safe for 16

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be done as well as the phases for the seal coat. Include dates in which each area will start and be completed. This will help you keep this final summer maintenance project on schedule.

Some small things that can also facilitate the execution of the sealcoat are: • Ensure that notices have been received by residents/owners/renters • Turn off sprinklers at least one day prior to the commencement of seal coating and leave off for 24 hours after.

• Set the expectation with residents that the streets will be inaccessible (except for a viable emergency) during the operation and at least until the following morning, depending on the drying rate.

• The manager should be readily accessible if tow trucks need to be called

ssl_CAI_0210:Layout 1

to move vehicles that have not been moved. Tow services will typically be less

1/19/10

10:23 AM

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Improving more than just your property.

expensive than additional mobilizations, not to mention it will help keep your schedule on track.

Seal coating is among the least convenient of the necessary services in your community. Cover the basics and much of the daunting issues will take care of themselves.

S TEVEN S MITH L ANDSCAPE I NC .

Congratulations! Grab your sunscreen and towel! You just completed your roofs, painted your homes, and repaired your streets. Now you can check these things off, for a few years anyway.

Nate Rangel is a senior estimator with AMS Paving, with offices serving all of Southern California.

From installation to maintenance, Steven Smith Landscape Inc. provides every landscape need.

Specializing in HOA landscape maintenance, we improve curb appeal and enhance your overall HOA experience. In partnership with management and the Association, we bring clear, concise communication, quick response and project satisfaction.

For your larger landscape needs, our full service construction division can meet your needs.

Our reference list includes Poway Unified School District, City of Escondido, City of Santee, City of San Marcos and U.C.S.D. Call Today For A Professional Proposal

760/745.9916

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splash into summer

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By carl sellent

s the swim season begins, the first complaints typically are regarding water temperature. Most pool/spa heaters have digital temperature read outs and are accurate to plus or minus ½ degree. If the readout says the water temperature is 82 degrees, it is most likely 82 degrees. On a cold morning the water feels cold and, on a hot day, it feels refreshing. If you have a digital heater, pools and waders should be set at 82 degrees and spas at 102 degrees to minimize complaints. Pool heaters that do not have digital readouts will generally keep the temperature within 1 or 2 degrees once a set temperature has been established. Also, a word to the wise, do not depend on skimmer lid thermometers as they tend to be very inaccurate from bather abuse.

Another common issue is how to handle bodily contaminations (e.g., fecal/vomit/blood). The vast majority of these are harmless since the sanitizer level in the pool/spa will almost immediately kill the bacteria, viruses and parasites. Unfortunately, there are some newer and nastier varieties of that unholy trio which do require stronger measures. These types of incidents should always be handled the same way using a simple, three-stage strategy: • When an accident is reported, ask the bathers to exit and close the pool or spa immediately.

• Call your pool maintenance company to clean up the accident, backwash the filtration system, and shock the pool or spa. The closure will be for a minimum of 24 hours to ensure that all bacteria, viruses and parasites are killed.

Managing a community with a swimming pool, spa and/or children’s wading pool can be challenging during the summer months.

All of a sudden you find yourself in the middle trying to keep your residents happy while dealing with the realities of pool maintenance.

Here are some recommendations on how to respond when some of the most common pool problems occur.

• The pool maintenance company should return 24 hours later to re-open the pool or spa after ascertaining the chemical balance has returned to safe parameters.

This procedure is simple and keeps the association’s liability to a minimum. Each community should also institute a swim diaper policy (usually in the Rules).

There is also the inevitable routine County Health Department inspection. It is a fact of life that each inspector is fussy about some aspect.

Some check every inch of the fence and gates, some look closely at the condition of the plaster, some check the deck and some look for other things. If their report comes and they have closed the pool and/or spa, the first thing to do is to contact the pool vendor for clarification of the report.

Continued on page 20

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SPLASH INTO SUMMER Continued from page 19

Pool technicians can accurately interpret the report and take appropriate action. If the chemical balance is outside the health code parameters, it is their job to figure out what went wrong. Do not assume the pool vendor is at fault — in most pools and spas the vendor has a dial that goes from a setting of 1-6 to control the sanitizer.

The settings are made by anticipating the usage which can lead to sanitizer levels that are either too high or too low. This can be avoided by installing systems that measure the sanitizer and pH levels continuously and feed the appropriate chemicals on demand. Unfortunately, these systems are costly and not practical in all situations.

If the County does not close the pool but still notes some violations, contact your pool maintenance provider to correct the violations that are within their scope of work. If the violation falls outside their scope, they will be able to help you determine what needs to be done and possibly recommend a qualified vendor.

Associations that have professional pool

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maintenance providers should USE THEM! They are the best source of information and help to make the swimming environment for your residents a good experience.

Inevitably, things will go wrong with your mechanical pool equipment, there will be circumstances that lead to water quality problems and contamination incidents.

Your community’s professional pool maintenance company is there to help remedy those situations.

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Carl Sellent, is a Service Manager for Commercial Aquatics, Inc., dba Aqua Blue Co., which has been specializing in commercial pool service, construction, repair and remodel for over 20 years.

Thank You to Our June 6 Trade Show Exhibitors A-1 All American Roofing Advanced Painting & Wood Repair AMS Paving, Inc. Animal Pest Management Arborwell Artistic Maintenance, Inc. Association Reserves San Diego, LLC AV Builder Corp.

Benchmark Landscape Behr Process Corporation Bob Piva Roofing Co. Clean Earth Restorations Dunn-Edwards Paints ePipe Restoration Epsten Grinnell & Howell, APC Fenceworks, Inc. Interiors: By Design Landsystems McCaffery Reserve Consultants Mt. Helix Pest & Termite Control Mutual of Omaha Bank/Condo Certs N.N. Jaeschke, Inc. Nautilus General Contractors, Inc. O'Connell Landscape Maintenance Pacific Green Landscape Pacific Western Bank Payne Pest Management Popular Association Banking Premier Roofing Ca, Inc. ProTec Building Services Rey Insurance Services, Inc. RSI Roofing S.B.S. Lien Services SAX Insurance Agency Seacoast Commerce Bank Sky Security Services Summit Security Three Phase Electric, Inc. Tierra Verde Resources, Inc. Treebeard Landscape Union Bank Universal Protection Services US Bank Western Towing Westturf Landscape WICR C o m m o n A s s e s s m e n t Ma g a z i n e

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Thank You to Our Sponsors Ace Anderson & Kriger, APC Nautilus General Contractors, Inc. Pacific Western Bank Pacific Western Painting Peters & Freedman, LLP Premier Roofing CA, Inc. Terminix Termite and Pest Control Tierra Verde Resources, Inc. Disc Jockey Pro-Tech Painting Rodent Pest Technologies Photography AMS Paving, Inc. Animal Pest Management Clean Earth Restorations N.N. Jaeschke, Inc. Pacific Green Landscape, Inc. Payne Pest Management ProTec Building Services

Coffee A-1 All American Roofing Co. San Diego, Inc. Har-Bro Construction & Consulting Massie-Berman Rancho Del Oro Towing Steven Smith Landscape, Inc.

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King Artistic Maintenance, Inc. AV Builder Corp.

Bald Eagle Security Services, Inc. Bay Alarm Epsten Grinnell & Howell, APC Green Valley Landscape & Maintenance, Inc. LaBahn’s Landscaping Merit Property Management, Inc. Mt. Helix Pest & Termite Control Nu Flow America RSI Roofing Seacoast Commerce Bank TruGreen LandCare Westturf Landscape

Decorations Rancho Del Oro Towing Western Towing

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Homeowners’ Corner Careless Use of Words May Have Unintended Consequences With political campaigns in full force we find that words, from

conditions, federal tax is excused on the first $250,000 of profit and

all politicians, are used very carelessly. The same holds true, to a

then the remainder is taxed at various percentages dependent

lesser extent, in the common interest development (CID) industry.

upon the seller’s personal tax situation. If a loss occurs the unit/lot

It is stated that owning a unit/lot in a CID is analogous to owning

owner cannot take a tax deduction. [This applies to resident owners

shares in a for profit stock corporation. The term “shareholder” is

only].

being used more frequently, both orally and in writing. Since a CID

2. (a) When shares of a corporate stock are sold and a loss is

is registered as a mutual benefit corporation, and in California this

the result, the loss under certain conditions, can be deducted from

comes under the jurisdiction of the Corporations Code, it appears

the seller’s personal income tax.

logical that the two types of corporations are interchangeable.

However, that is not so!

(b) When a unit/lot is sold and the homeowner sustains a loss, this loss cannot be deducted from the seller’s personal income tax.

The thesis presented is that a CID is no more the same as a corporation selling shares of stock for profit (“shareholder”) as a human is to other Readers of this column are encouraged to send their opinions on the above and suggestions for future columns to samdolnick@ juno.com or by phone, 619-697-4854. Sam Dolnick has served as president of his association, is a former homeowner representative of the San Diego Chapter Board of Directors, former homeowner trustee of CAI National, and former director of the CAI Foundation for Community Association Research. He is currently homeowners’ delegate on the California Legislative Action Committee, and president of the Baker/Dolnick Education Foundation.

Guest articles are always welcome!

This applies to homeowners who live in their units (resident owners) and not to non-resident owners (landlords.) More on this later.

3. (a) Each share owner of a for-profit stock corporation

vertebrates. This is a case

purchases as many shares in a corporation as he/she wishes to

where it is necessary to

obtain. These shares are available on the stock market exchanges.

“use words properly,”

(b) Each owner of a unit/lot cannot purchase any shares from

as most people have

or in the association, as the association has no shares to sell. The

no idea what a CID is.

money the owner pays for his/her unit/lot has no relationship

To support the thesis,

whatsoever to the association, in fact, the association cannot enter

Elizabeth Barrett

into the sale process. The association may issue a certificate2 of

Browning’s famous line

membership in the association.

from the Sonnets from

4. (a) Sale or purchase of shares of a profit corporate stock is

the Portuguese, “How

instantaneous when the owner picks up the phone and places an

do I love thee? Let

order. The price of the stock is available daily in the newspaper, on

me count the ways,”

the web, from a broker, or from various television outlets.

is being paraphrased

(b) Sale of unit/lot is time consuming and can be anywhere

to “How different are

from a week to many, many months. There are no daily listings of

owners of for-profit

the selling price as the owner sets the price and should there be a

stock corporations

prospective buyer, negotiations then take place between seller and

selling shares from that

buyer to consummate the sale with the asking price undergoing

of owners of units/lots

possible changes.

in CIDs? Let me count the ways.” A stock

5. (a) Prices of shares of profit corporate stock can be traced each day to see whether they rise or fall so that the profit share

cooperative1, another form of common interest development is

holder may pick the optimum time, to sell or buy, depending on

excluded from this article. The reason will be noted later.1

circumstances. The history of for profit stock can be determined

1. (a) When shares of profit corporate stock are sold, the profit of the seller is taxed, either as a capital gains, or if a loss occurs a deduction at various percentages dependent upon seller’s personal tax situation.

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anticipate the future. (b) The selling price of units/lots, in the past, most likely cannot be traced without a lot of time-consuming research. The material is

(b) When a unit/lot is sold, and profit is the result, under certain 24

so that a probable seller or buyer may see past trends and try to

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not readily available.

6. (a) Much information on the manager, the CEO, CFO, board of directors, the number of employees, the financial situation

the maintenance fund.

9.(a) A profit stock corporation has income based on the

and what the corporation produces and other information on a

product manufactured or on the service provided. The price of the

corporate profit stock is published and readily available The person

shares rise or fall based on the profitability of the corporation.

interested in buying shares does not have to make a buy offer to anyone to get the information. (b) There is no published information on unit/lot associations, about their managers, their board of directors or the financial status.

This information is a closely held secret. The only way a person may get any information is for a buyer to make an offer to a seller.

Then the seller is obligated to disclose all necessary information to the buyer as provided by law. Even then much financial data is not available to either the seller or the buyer.2 7. (a) All owners of common stock shares in a profit stock corporation receive dividends, if a dividend is declared, and paid. (b) The owner of a unit/lot does not receive any dividends from the association as the association does not declare or pay dividends.

8. (a) Once a person buys shares in a stock profit corporation,

(b) The corporate community association, charged with the maintenance of the common area, is a non-profit mutual benefit corporation and has no profit as its maintenance assessment is for the upkeep of the property.

10. (a) The actions of a stock profit corporation determines the price of the shares of the stock. (b) The actions of a community association, in most cases, do not materially affect the selling price of a unit/lot.

Most likely there are many other differences between shareholders in stock profit corporations and homeowners in community associations that many homeowners can cite to emphasize the differences between the two.

There are two reasons behind this article. One is the increasing use, over the last few years, of the word “shareholder” in the community associations industry, publications referring to owners

he/she does not have to contribute any further money to maintain

of units/lots; the second are the questions asked about this word

the shares purchased.

in various Homeowner Roundtable meetings. Professionals at

(b) Owners of a unit/lot have to pay assessments on a monthly, quarterly, or yearly basis to maintain the common area of the

association board meetings have been referring to homeowners as “shareholders” in the association and lately some members of the

corporation. Purchase of a unit/lot obligates the owner to pay into

Continued on page 26

Legal Counsel for Homeowners Associations We have the answers to your legal questions – when you need them.

858.756.2233 salpietra.com Inspectors of Elections Services

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FOCUS

CAI-California Legislative Action Committee are

CAI-SAN DIEGO PLATINUM MARKETING PLAN MEMBER

using this word more and more frequently in referring to legislation on homeowners of units/ lots. Language is being used carelessly and must be watched.

A high percent of units and lots are in the hands of speculators. It is estimated that owners lease out approximately 30-60% of the homes in community associations. Naturally a person who is a landlord (non-resident owner) has a different relationship with the community association corporation than does a resident homeowner.

Pacific Western Bank is the

has allowed us to improve our

He/she has a profit motive.

15th largest commercial bank

banking technologies by offering a

headquartered in California with $5.4

more efficient lockbox solution for

of the association, such as regular, special

billion in assets as of March 31, 2012.

the property management industry.

and emergency assessments that the unit/lot

Today we have over 950 employees

Our clients can now have one central

resident owner cannot. Should the unit need

and 76 full-service community

lockbox where images of all payment

painting, new carpets installed, plumbing or

banking branches extending from

documents can be sent daily and

other repairs made, these expenses can be

San Diego to Northern California,

sorted by homeowner association,

deducted from the landlord’s tax as the cost of

Inland and to the Desert.

for automated posting to the HOA

doing business. The resident owner does not

accounts receivable systems and

have this advantage. There are some other tax

built solid banking relationships with

the accounts. Additionally, new

advantages to being a landlord that a resident

small and medium-sized property

online research technology provides

owner can not take advantage of, such as

management companies throughout

same-day access to owner and

depreciation.

California. At Pacific Western Bank,

resident checks and images within

we pride ourselves on being unique

hours of processing allowing us to

important and many decisions are based on

among banking partners by providing

respond more timely to customer

an individual’s understanding of the words that

our clients with a powerful blend of

inquiries. Another huge benefit is

are used. A prospective buyer seeing/hearing

expertise and knowledge when it

the automation of unbankables. This

the word “shareholder” being applied to units/

comes to your associations financial

allows us to expedite exceptions

lots in publicity brochures and in the different

well-being.

while helping you improve cash flow

media gets the mistaken impression that he/

and eliminate the need for manual

she may receive shares and possibility dividends

intervention.

in the community association. This is how

For nearly 30 years, we have

Through our five regional HOA divisions, we have successfully delivered flexible solutions to help

Pacific Western Bank has the

The landlord is able to deduct all expenses

Words and the way they are used are very

misunderstandings come about.

optimize cash flow and enhance

resources and financial strength

your efficiency. Not only can we help

to meet your banking needs and

the word shareholder is legitimately used —

you react quickly to unexpected

exceed your expectations. To learn

in speaking about stock cooperatives. Civil

financial challenges, but we can also

more, please contact:

Code §1351(m) uses the word “shareholder”

help you anticipate the future. Our

Thomas Cheek

and speaks of the owner having a share in the

innovative approach to banking has

Vice President

cooperative. This word “shareholder,” when

helped many of California’s HOA and

(760) 432-1380

referring to CIDs, should be used exclusively

property management companies

tcheek@pacificwesternbank.com

when stock cooperatives are being discussed.

expand their businesses in ways they

www.pacificwesternbank.com

It should be avoided when referring to other

may have never dreamed of.

types of CIDs. To do otherwise is a disservice to

Our relationship with one of the country’s largest payment processors

There is one place in the CID lexicon where

the industry.

Member FDIC

How words are used is important; the impressions they leave should be correct ones.

Thank you to Pacific Western Bank for their generous support of CAI-San Diego.

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1 Civil Code §817 Definition of Housing Cooperatives, (b) (2). 2 Civil Code §1362.005 Disclosure Documents Index

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THank you to our sponsors Artistic Maintenance, Inc. Association Reserves Epsten Grinnell & Howell, APC Green Valley Landscape & Maintenance Inc. Holmes Landscape MSE Landscape Professionals

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By Bill Eddy, LCSW, Esq.

Playing Nice in the Sandbox with high conflict people

Everyone gets upset sometimes. Nowadays, people are particularly stressed by the economy and facing the possibility or reality of losing their homes. Some people can’t control themselves when they’re upset and become like children kicking sand in

don’t do something right away, I am going to bring this up at the next board meeting. You deserve to be fired!”

First of all, if you feel attacked and defensive, you are having a normal human response. However, it will make your life easier if you

another kid’s face. They yell, blame, complain to others, spread

don’t respond defensively. Instead, tell yourself that personal attacks

rumors, and sometimes even throw things or threaten to hit

are about the attacker, not about you. Then, try writing a BIFF

someone. Most people quickly calm themselves down and often

response, such as the following:

apologize for their behavior. But some people get stuck in conflict and keep it going or act in an extreme manner. Their behavior can

“Dear ___________, Thank you for reminding us about the burned out bulb in the

catch you by surprise. I think of them as “high conflict people” or

lamppost on Tennis Avenue. I passed that information on to our

“HCPs.”

maintenance department on the day you told me two days ago.

You can usually deal with HCPs effectively if you take an

They reported to me that they had to order the new bulb, because

approach called a “BIFF” response. BIFF stands for: Brief,

it is a newer design lamppost and there was a shortage of bulbs.

Informative, Friendly, Firm.

They tell me we should have it replaced within the next two days.

BIFF responses were designed to be in writing, such as when you receive a hostile email. However, you can use a BIFF response in a face-to-face situation as well.

We all want the community to be well lit, so thank you again for calling this to our attention.”

Sincerely, ___________

A key point to keep in mind is that HCPs become more agitated, rather than less, when you criticize them or attack back.

Instead, BIFF responses help you respond calmly without getting

Was that a BIFF Response?

What do you think? It was just 5 sentences – most BIFF

more agitated yourself. In many ways, this is the opposite of what

responses are like that or even shorter. It gives the upset person

we feel like doing when someone else is angry with us or spreading

less to get upset about. Long responses often seem defensive and

misinformation to others. Let’s look at an example.

escalate the conflict.

An Angry Example

Was it Informative?

Suppose someone sends you the following email:

The respondent simply described the facts of the situation.

“You are insensitive, irresponsible and ignorant! You have not

There was no anger, no opinion, no admonishments or advice, nor

paid attention to the problem I told you about days ago, namely

any apology. In general, it is best to avoid apologizing to someone

that the lamppost light on Tennis Avenue has burned out. If you

who may be a high-conflict person, because they will use it against Continued on page 30

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Playing nice in the sandbox...

worse, as HCPs lack insight into their

calm down. Most of the time anger is just

Continued from page 28

own behavior and get stuck in defending

a way of getting someone else’s attention

themselves.

and respect. Just give your attention and

you later on. Of course, social apologies are okay, such as saying you’re sorry you were ten minutes late or sorry to see the person in this difficult situation. The main point is to stay focused on providing useful information and restrain yourself from all of the arguments and digs that you are tempted to say. They just make things

respect from the start, and upset people

Was it Friendly?

usually calm down – even long-term HCPs.

It started and ended with a thank you. Such politeness and calmness often

Was it Firm?

reduces a conflict, without having to say

This means, did it end the conversation,

much more. When people feel that you

rather than inviting another angry response.

are treating them with respect, they usually

The way the BIFF Response was written, there is nothing left to discuss and no response needed or invited. Most high conflict conversations in person or by email go way beyond their original purpose, as they turn into attack and defend cycles fed by two or more people. At any time, you can end the conversation with a BIFF Response.

Conclusion In short, the response above was a BIFF Response. Could it have been better?

Possibly. You never know how it is going to work, until you have sent it and received a response –or not. There’s no one right way to write a BIFF – it really depends on the situation, the relationship of the two or

Professional. Capable. Friendly.

more people involved, and whether there is a future decision needed. If so, simply give the person two choices and end your BIFF asking them to make a choice within the next 48 hours, or whatever is appropriate.

Year after year our list of satisfied, well-managed communities grows. Our team of accredited, certified community managers offers unparalleled credibility and integrity. Call Curtis Management today for the highest caliber, hardest working professionals to manage your community. Toll Free 877.587.9844.

BIFF Responses can be applied in almost any potential conflict. You can be the one to get out of the sandbox when the other person is kicking wildly. Most people will respect you for your restraint and your refusal to play that game.

Just what you’ve been looking for in professional community management. www.curtismanagement.com Bill Eddy, LCSW, Esq. is the author of several books including BIFF: Quick Responses to High Conflict People, and he is the President of the High Conflict Institute in San Diego, which provides speakers and trainers in managing high conflict disputes. He will be our featured speaker at the August 24th Trade Show and Luncheon.

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BY WILLIE PAYNE

{for Subterranean Termites}

N

ow that warm weather has arrived and you have begun cleaning, lawn fertilization, adding colorful ground cover and overall sprucing up of your home, all of a sudden you notice mud tunnels going up the bathroom and kitchen walls. Most homeowners do not recognize this as a problem and proceed to clean it up — only to have it reappear a few days later. After a few bouts with this mysterious mud tube you get a professional termite company out and they tell you that you have an infestation of subterranean termites.

This particular termite species lives in the soil and upon maturity the colony can contain approximately 150,000 termites. They get their name from where they live: 10 to 50 feet below grade level, depending upon where they are geographically. The colder the climate the deeper they burrow underground. For instance, in climates where it snows subterranean termites will live 30 to 50 feet below the ground surface. In warm weather climates, like Southern California, they are only 10 to 15 feet below grade.

These termites require a lot of moisture and get that from the ground they live in or an above-ground moisture source such as a leaking faucet, or an area that is shaded from the sun with a moisture source.

During the spring and fall the subterranean termite produces winged alates that swarm or fly away from the colony and start new colonies. These termites also need cellulose to survive which is supplied by the workers and the nymphs within the colony. They feed off of the wood structure of the home and return to the colony to feed the other termites; most infested homes have multiple colonies.

Subterranean termites cause over $5 billion in structural damage each year across the United States — and the damage is not covered by homeowner’s insurance.

Termites do have a place in the environment and have been an important part of the earth’s ecological system for millions of years. Termites infest dead and dying trees and speed up the natural cycle of deterioration allowing for new growth to begin. Unfortunately, they can’t distinguish between the wood in your home and the wood in a forest. There are 3 key steps (right) that will help ensure your home doesn’t become their home.

Willie Payne is the President of Payne Pest Management Inc., with 35 years experience in the termite industry.

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Get professional help. Small holes in wood members, sagging doors or floors, insect wings and small mud tubes or tunnels are some of the more obvious potential signs of termites. Regular inspections by a pest management professional are the best way to help ensure your home truly is and remains free from termites and the damage they can cause.

Qualified pest management professionals have training in termite biology and behavior to identify, prevent or responsibly treat termite problems before they get out of control. They use the most advanced and effective termite defense products to help prevent problems and damage over the long term. The first thing is getting a thorough inspection of your home. The purpose of the inspection is to determine if, where, and how the termites are getting in. To find food, termites will squeeze through cracks as narrow as 1/32 of an inch.

Expansion joints, foundation cracks, and tiny gaps

If your inspection reveals termites, your pest professional can get rid of them and keep them from returning. A properly applied chemical barrier will help prevent them from entering your home from their colony in the ground. Remember, if the barrier is incomplete the termites will simply move to an area where there is no termiticide and re-enter the structure.

A clean bill of health from a doctor today doesn’t mean it’s not important to get regular check-ups in the future.

Your home, after a thorough chemical treatment, is no different. Regular check-ups by your pest control professional will make sure the termiticide continues to do its job and that your home remains termite free.

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NewsStand News from CAI National understand the responsibility of owning property in a community association.

Members of Congress, in particular

CAI Testifies Before Congress on Impact of Foreclosure Crisis on Associations Mr. Dick Pruess, long-time CAI member

and Freddie Mac is testing a program that will sell large numbers of REO to investors who must agree to rent the properties for a minimum of three years. CAI was asked

and chair of California’s Legislative Action

to share how bulk sales of Fannie Mae and

Committee, told federal lawmakers that

Freddie Mac REO would impact community

association homeowners suffer when

associations and homeowners.

lenders delay foreclosures, allowing

Mr. Pruess testified that federal banking

delinquent owners to remain in their

regulators need to ensure all outstanding

properties.

arrearages on REO must be paid prior to

The U.S. House of Representatives

being sold to investors and that lenders

Financial Services Committee asked CAI to

must resume foreclosures on delinquent

testify on a plan to sell real estate owned

owners whose home cannot be saved.

(REO) held by mortgage giants Fannie Mae

Mr. Pruess also testified that community

and Freddie Mac to private investors. The

associations want homes to be sold to

federal agency that oversees Fannie Mae

responsible, qualified investors who

Representative David Schweikert (R-AZ), immediately grasped the impact of longterm delinquencies associated with vacant and abandoned properties as well as properties where lenders refuse to foreclose on hopelessly delinquent owners. Mr. Pruess shared several personal examples of how this problem directly impacts responsible association homeowners who are forced to pay higher assessments to make up for non-paying units.

To read Mr. Pruess’ oral statement and entire written testimony to the U.S. House Financial Services Subcommittee on Capital Markets and Government Sponsored Enterprises go to the ‘Issues and Advocacy’ section at www.caionline.org.

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You can follow our work and share your thoughts at www.caimortgagematters. org. CAI will continue to monitor and participate in shaping changing federal housing policies to ensure the perspective of community associations is heard. This is one of the many benefits of belonging to an organization that works for you on the local, state and federal level.

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Prohibiting Vacation Rentals

Not as Easy as It Seems

by Karyn A. Larko, Esq.

The CC&Rs for many associations in Southern California prohibit short- term leasing (generally less than 30 days) or vacation rental of properties within the community.

community and its property values.

Finally, the occupation of properties by short-timers increases the likelihood that maintenance and repair issues will not be

There are a number of reasons why these prohibitions are so

promptly discovered, reported to the property’s owners or

common. First, people who rent a property within an association for a short period of time (“shorttimers”) are less likely to be familiar with the restrictions and prohibitions contained in the association’s CC&Rs and rules and regulations. As a result, these short-timers are more

association, if appropriate, and/

Currently, the most cost-effective tool for identifying violations to an

or addressed. As a result, repairs that may have originally been minor and inexpensive may go unnoticed and unattended

association’s short term or vacation

until they become major, costly

rental prohibition is the internet.

property at issue, but also the

repairs, affecting not only the common area and adjacent units.

likely than long-term residents

For instance, a small water leak

to unintentionally violate the

left unattended may increase in

association’s restrictions and prohibitions.

Second, because short-timers have no long-term interest in, or ties to, the association community, they are, perhaps, more likely to intentionally disregard the CC&Rs and rules and regulations when it suits their purposes.

size. It may also lead to wide-spread mold and wood rot. (This last issue is of particular concern to condominium associations that have responsibility for the perimeter walls, floors and ceilings of units.)

Unfortunately, prohibitions on vacation and other short-term leases and rentals can be challenging for an association to enforce.

Third, short-timers are likely to be less concerned with the

It may not always be apparent when a property is being used

maintenance of the property or its appearance which, over

as a short-term or vacation rental property. Further, it is generally

time, could have a detrimental impact on the appearance of the

difficult to confirm and document suspected violations.

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Currently, the most cost-effective tool for identifying violations to an association’s short term or vacation rental prohibition is the internet. An association can periodically search the internet for advertisements on vacation rental websites. Sometimes, it may be possible to quickly identify violators using the association’s name or the addresses of suspected vacation rental properties as search terms. In other instances, a broader search may be required. For example, an association in Solana Beach may need to search the internet for “vacation rentals in Solana







 



 



     

Beach” and then review the search results for properties they recognize as belonging to their community.

There are additional benefits to using the internet for this purpose. A printout of the advertisement can be used to document the violation, making it difficult for the owner to deny the violation.



 

  

 

 

Also, because internet advertisements for vacation rentals generally state the rental rates, the internet can be useful in ascertaining the appropriate monetary penalties (i.e., fines) to impose to discourage violations (so long as the association follows the proper procedures in Civil Code section 1357.130 for adopting rules).

Unfortunately, not all vacation rentals are marketed on the internet. Even when they are, they can sometimes be hard to spot.

There are other methods an association can employ to identify violators and document their violations. However, these methods may not be very effective.

For instance, an association, through its governing documents, can require all owners who rent or lease their properties to provide the association with a copy of the rental agreement showing the term of occupancy. This will enable the association to identify those violators who actually submit a copy of their rental agreement to the association, but will do little to identify violators who do not.

Also, an association can monitor and Continued on page 38 C o m m o n A s s e s s m e n t Ma g a z i n e

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PROHIBITING VACATion RENTALS Continued from page 37

keep records of the vehicles parked in the driveway, carport or garage (when possible) of a property suspected of being used as vacation rental. If the vehicles parked in these areas change on a regular basis, this information can be used as evidence that the owner may be violating the association’s prohibition on vacation rentals. That said, this method of investigation can be very time-consuming. Finally, an association can have a board member or other association representative ask persons suspected of being short-term tenants if they are new to the community and, if so, how long is their rental agreement. The effectiveness of this method will depend on the extent to which the tenants answer honestly.

The second challenge to enforcing a prohibition on short term and vacation rentals is the establishment of effective deterrents.

Depending on where the association is located, and the size of the properties, it may be very lucrative for owners to rent their properties for short durations. (Some houses and condominiums along the coast may command as much as $10,000 per week or more.) The reality is, if the potential financial reward for engaging in this activity is great, some owners will be willing to incur the ire of their association and risk having fines imposed against them.

To effectively discourage owners from using their properties as vacation rentals, an association must establish monetary penalties for violations of this prohibition that are large enough to erode the profit the owners would otherwise realize from this activity. As an example, if owners in an association are marketing their properties as vacation rentals for about $5,000 per week, the association will likely need to set the fines for this kind of violation close to, or even a little over, $5,000 to discourage this activity.

If an association has the ability to suspend the common area use privileges of those that violate its governing documents, it may have even greater success deterring vacation rentals if it utilizes both enforcement tools 38

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(i.e. if it imposes fines and suspends use privileges) after notice and hearing – especially if the association has amenities such as pools and tennis courts (in some cases, the recreational facility fob may be deactivated).

If an association has a lot of common area amenities, the availability of these amenities is more likely to be a key marketing point for owners seeking to rent their properties as vacation rentals.

It is also likely to be a major factor in how much they can charge. By suspending the use privileges of those that violate the prohibition on vacation rentals, the association is also preventing their tenants from using these facilities. As a result, it may be more difficult for these owners to find tenants going forward. It may also affect the rates they can command when they do.

Of course, the suspension of common area use privileges will only be effective to the extent it can be enforced.

The truth is that no matter how aggressive an association is in identifying and taking disciplinary action against violators, there may be times when nothing

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short of a lawsuit to enjoin the activity will bring an owner into compliance.

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vacation rentals, you may be asking whether an association should even try to prevent this activity. The answer to this question is yes. If the prohibition is contained in the CC&Rs, the board has a duty to reasonably pursue enforcement of the prohibition, unless and until the board and membership determine that the prohibition is not of benefit to the

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association and the CC&Rs are amended to remove the prohibition.

Karyn A. Larko, Esq. is an Associate Attorney at Epsten Grinnell & Howell, APC, a law firm in San Diego, Coachella Valley and the Inland Empire.

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Water Costs Continue to Rise, Are You Prepared?

Managing landscape water costs during summer

By Jack Rush

n many homeowner associations, the cost of

the landscape contractor in the managing of the irrigation system.

water is one of the highest line items in the

One thing that managers should be aware of is how a water bill is

budget. With the cost of water dramatically

laid out. For a board to say we need to cut our water bill by 20%, a

increasing many homeowner associations are

clear understanding of the different charges on the bill is necessary.

not properly budgeting for these increases. This will result in going

Fixed fees on a water bill include:

way over budget or cutting landscape water needs thus making the

• Charge for the actual meter

landscape material suffer.

• Charge for Sewer

For over 20 years the Irvine Ranch Water District has been using

• Taxes

a tiered water bill system. A tiered system is based on an amount

These fees have nothing to do with the water consumption.

of water: 100 Cubic Feet (CCF) that is allocated to the actual water

So, in reality, if you had a water bill that is $100 per month and 20%

meter. Each water meter has been measured and provided either

of that bill ($20) is the result of fixed fees, then you must cut your

acreage or square feet. Based on the allocation, the water district

water consumption (units used) by 25% to get that bill to a 20%

utilizes Evapotranspiration (Eto) which is a formula that measures

savings. As costs of water goes up more boards are requesting

the amount of water evaporation in a 24 hour period. The basics

more savings. However, plant material still requires a certain

of Eto is that the demands of irrigation will fluctuate up and down

amount of water, and during a hot summer budgets will be hugely

based on the previous days evaporation rate. For example a foggy

impacted.

day today will require less water tomorrow than a 100 degree

Another area that needs to be reviewed on a water bill is the

day today will require. If the water user goes over that allocation,

actual area (square footage or acreage) that is allocated to any

they will go into various stages of penalty. A tiered system creates

particular meter. Many times the area that these meters cover is

usage thresholds for each tier. If water usage exceeds the specified

not properly measured. With improper measurements it is more

threshold, the user is penalized, which exponentially increases the

likely go into a penalty tier on tiered water bill system. So it is a

unit cost per CCF.

good idea to make sure that your water allocation on the water

Throughout Southern California we are seeing water districts either adapt to this tiered system or create their own. Instead of adopting a tiered system, the City of Oceanside has implemented

bill matches the actual area in the field. Be sure to field verify the measurements.

Lastly, when doing budget forecasting for the upcoming year,

a flat rate system. Under this system, the city increased their water

we recommend using a minimum of 3 years of data. Keep in mind

costs by 60% in 2009. Thus, consumers were forced to cut their

that two years ago we had a very wet winter which means the

consumption to keep their bill the same.

amount of water used was much less than the previous year. One

These different methods of billing systems has caused a lot of headaches for both property managers in formulating budgets and 40

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should also look only at the units used, not the actual cost. On your bill look at the units used and the dollar cost per unit. Also keep in

mind that water consumption should be budgeted on a bell curve. Do not take the total cost per year and divide by 12 and rely on that dollar amount to be the same each month. The highest demand for water is in the months of April, May, June, July and August. Inversely, once the days get shorter and cooler in the months of December, January, February and March, many times water can be completely turned off.

Water is a precious resource and as the population increases so too does our demand for more water. Understanding these costs and balancing them with the

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needs of the landscape can produce savings.

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Jack Rush is the Director of Sales and Operations with O'Connell Landscape Maintenance, a full service Landscape company that has served Southern California since 1971.

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Service Directory Display advertisers receive a complimentary listing in the Service Directory.

Community Association Management Associated Professional Services Neal Chazin......................619-299-6899 x101

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Attorneys Anderson & Kriger Janet Wilcox.............................. 619-589-8800

fax 619-464-2600

jwilcox@a-khoa.com

www.a-khoa.com

Please see our ad on page 21 Epsten Grinnell & Howell, APC Jon Epsten, Esq........................ 858-527-0111

fax 858-527-1531

jepsten@epsten.com

www.epsten.com

Please see our ad on page 13 Greco Traficante Schulz & Brick, APC Peter Schulz, Esq. .................... 619-234-3660

fax 619-234-0626

pjs@gtlaw.cc

www.gtlaw.cc

Please see our ad on page 17 Peters & Freedman, LLP David M. Peters, Esq. .............. 760-436-3441

fax 760-436-3442

www.hoalaw.com

Please see our ad on page 27 Law Offices of Richard Salpietra Rick Salpietra, Esq. .................. 858-756-2233

fax 858-759-9938

rsalpietra@salpietra.com

www.salpietra.com

Please see our ad on page 25 Ward & Hagen, LLP Kirk Yake, Esq............................ 858-847-0505

fax 858-847-0105

kyake@wardhagen.com

www.wardhagen.com

Please see our ad on page 9

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S.H.E. Manages Properties, Inc. Karen Martinez, CCAM.....619-291-6300 x 320

fax 619-291-8300

karen@shemanages.com

www.shemanages.com

Please see our ad on page 33 Walters Management Joe Farinelli, PCAM.................. 858-495-0900

fax 858-495-0909

jfarinelli@waltersmanagement.com

www.waltersmanagement.com

Please see our ad on page 41

Consulting Curtis Management Company, Inc. Patrick S. Campbell, CCAM....... 877-587-9844

fax 858-587-9972

pcampbell@curtismanagement.com

www.curtismanagement.com

Please see our ad on page 30

Construction Management Sullivan Construction Management Pat Sullivan................................. 619-722-7580

fax 866-306-6804

pat@patsullivancm.com

Please see our ad on page 37

Fencing/Gates Fenceworks Tom Barrett................................ 760-724-8131

fax 760-724-8483

tbarrett@fenceworks.us

www.fenceworks.us

Please see our ad on page 31

Financial Services Curtis Management Company, Inc. Patrick S. Campbell, CCAM....... 877-587-9844

fax 858-587-9972

pcampbell@curtismanagement.com

www.curtismanagement.com

Please see our ad on page 30

C o m m o n A s s e s s m e n t Ma g a z i n e

Financial Services First Bank Jan Hickenbottom, PCAM....... 800-848-6771

fax 949-477-0255

Jan.hickenbottom@fbol.com

www.FirstBankHOA.com

Please see our ad on page 41 Mutual of Omaha Bank / CondoCerts Cyndi Koester, PCAM............... 949-235-8498

fax 888-493-1973

ckoester@cabanc.com

www.cabanc.com

Please see our ad on page 33 Pacific Western Bank Tom Cheek................................. 760-432-1335

fax 760-432-1339

tcheek@pwbonline.com

www.pwbonline.com

Please see our ad on page 39 Popular Association Banking Larry Hooper.............................. 714-864-5171

fax 714-864-5190

lhooper@bpop.com

www.bpop.com

Please see our ad on page 20 Seacoast Commerce Bank Ken Carteron............................. 760-803-9541

fax 760-301-0046

kcarteron@sccombank.com

www.sccombank.com

Please see our ad on page 35

INSURANCE Berg Insurance Agency, Inc. Michael Berg, CIRMS................ 800-989-7990

fax 949-586-9877

michael@berginsurance.com

www.berginsurance.com

Please see our ad on page 34

Landscape Maintenance and/ or Construction Pacific Green Landscape, Inc. Heather Collins.......................... 619-390-9962

fax 619-390-0865

heather@pacificgreenlandscape.com

www.pacificgreenlandscape.com

Please see our ad on page 35 Steven Smith Landscape Gigi Golden-Smith.................... 760-745-9916

fax 760-745-1982

ggolden@stevensmithlandscape.com

www.stevensmithlandscape.com

Please see our ad on page 17 TVRI Mimi Cortes............................... 760-696-0687

mimi@tvri.com

www.tvri.com

Please see our ad on page 39

landscape supplies Miramar Wholesale Nurseries Suzie Weist................................. 858-552-0658

fax 858-552-8621

suzie.weist@landcare.com

www.miramarnurseries.com

Please see our ad on page 5

Associated Professional Services The Management Alternative

Providing cost-effective, efficient Accounting Services for: • Self-Managed Homeowners associations • Associations Employing an On-Site Manager

Maintenance & Repair ProTec Building Services, Inc. Julie Villelli................................. 858-569-1080

fax 858-569-1088

jvillelli@protecbsi.com

www.goprotec.com

Please see our ad on page 37

Pest Control Mt. Helix Pest & Termite Control Robert Bacon............................. 619-584-6794

fax 619-584-3864

mthelixpc@yahoo.com

www.mthelixpestcontrol.com

Please see our ad on page 41 Payne Pest Management Jason Payne............................... 858-277-2228

fax 858-277-2212

jpayne@paynepestmgmt.com

www.paynepestmgmt.com

Please see our ad on page 20

• Portfolio Managers

Call Neal Chazin

Thank You to Our April 27 Educational Conference Sponsors Break Out Session One Sponsors Berg Insurance Agency Pacific Green Landscape PCM PrimeCo Painting & Construction

Reserve Studies Association Reserves San Diego LLC Matthew Swain, RS................... 619-567-5239

fax 619-568-3564

mswain@reservestudy.com

www.reservestudy.com

Please see our ad on page 31

Premier Roofing Bill Capito.................................. 619-667-4565

fax 619-667-1281

billc@premierroofingca.com

www.premierroofingca.com

Please see our ad on page 35

THANK YOU TO OUR MAY 11 EDUCATIONAL PROGRAM SPONSORS NORTH COUNTY PROGRAM Benchmark Landscape Eagle Roofing Products O’Connell Landscape Maintenance Peters & Freedman, LLP ProTec Building Services Pro-Tech Painting ServPro of Carlsbad Tierra Verde Resources, Inc.

ProTec Building Services Break Out Session Two Sponsors Epsten Grinnell & Howell, APC

Sonnenberg & Company Leonard Sonnenberg................ 858-457-5252

fax 858-457-2211

lens@sonnenbergcpas.com

www.sonnenbergcpas.com

Please see our ad on page 38

Roofing

(619) 299-6899

SAN DIEGO PROGRAM Bald Eagle Security Services Barrington Dales General Contracting, Inc. Holmes Landscape Company Pacific Western Bank Pro-Tech Painting Tierra Verde Resources, Inc Trip Wilson Insurance Co.

Towing

Water Submetering

Western Towing Kathy Tighe................................ 619-297-8697

fax 619-296-2822

denisetb@westerntowing.com

www.westerntowing.com

Please see our ad on page 38

California Sub-Meters Robert Anaya............................. 858-571-8999

fax 858-571-4470

robert@calsubmeter.com

www.calsubmeter.com

Please see our ad on page 33

Security Services Bald Eagle Security Dmitriy Todorov......................... 619-230-0022

fax 619-230-6610

dmitriyt@baldeaglesecurity.com

www.baldeaglesecurity.com

Please see our ad on page 27 C o m m o n A s s e s s m e n t Ma g a z i n e

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1081 Camino del Rio South Suite 109 San Diego, CA 92108

Marketing Plan Members

Platinum

GOLD Animal Pest Management Bald Eagle Security Clean Earth Restorations Fenceworks

Mutual of Omaha Bank/ CondoCerts Nautilus General Contractors, Inc. Premier Roofing CA, Inc.

RSI Roofing Seacoast Commerce Bank Universal Protection Services Western Towing

BRONZE Arborwell

Law Offices of Richard Salpietra

ProTec Building Services Rodent Pest Technologies

Artistic Maintenance

Mt. Helix Pest & Termite Control

Association Reserves San Diego, LLC

N.N. Jaeschke, Inc.

Sky Security Services

AV Builder Corp

O’Connell Landscape Maintenance

Sullivan Construction Management

Behr Process Corporation

Pacific Green Landscape

Summit Security

Fenton Grant Mayfield Kaneda & Litt, LLP

Payne Pest Management

Union Bank

Popular Association Banking

US Bank

First Bank

Pro-Tech Painting