Focus L.A.’s Premier Source of Information for Community Associations Save the Date: Sipping by the Sea Wine Night august 15 May/June 2015 Overcoming Renovation aChallengesssistance animals Socialeverywhere!Media in an hOa ChallengesWorld
Thursday, June 4, 2015 Hilton Woodland Hills 6360 Canoga Avenue, Woodland Hills, CA 91367 CAI-Greater Los Angeles Chapter Presents Homeowners AssociAtion mArketpl Ace EVENT SPONSORS A-One Construction, Inc. CritterAssociaBusters, Inc. General Pavement Management, Inc. Rose Paving Company, Inc. GRAND PRIZE SPONSOR FirstService Residential SHOW BAGS Vista Paint Corporation Admission & Valet Parking Complimentary for HOA Board Members & Managers Reservations Complimentary for HOA Board Members & Managers* * HOA Member Guests will pay a discounted price of $20 per person for dinner. Please RSVP before May 29 — Dinner Capacity Limited • Online: www.cai-glac.org • E-mail: joan@cai-glac.org • Phone: 818-500-8636 • Fax: 818-500-8638 EDUCATIONAL PRESENTATION “What’s Happening in Sacramento?” Attorneys Jeff Beaumont, Esq. (Beaumont Gitlin Tashjian) and Matt Ober, Esq. (Richardson Harman Ober PC) will discuss pending legislation and its effect on our communities, followed by a general legal Q & A. Email your legal questions for the panel to joan@cai-glac.org for chances to win a Special Prize! FEATURING • Meet & Greet HOA Service Providers dedicated to our industry • Free Legal Advice from a panel of experts • Opportunity to Win $100 Cash during Meet & Greet (must be present to win) • Raffle Prizes S CHEDULE 5:30 p.m. Meet & Greet Service Providers to talk about present & future projects. Complimentary Hors d’oeuvres 7:00 p.m. Complimentary Dinner with Educational Presentation
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 1 NeWSWORthy 4 Overcoming Renovation Challenges: Ponderosa Springs 6 Federal Challenges for Community Associations Loom Large in 2015 8 New S F ROm S ACRA meN t O 10 How to Avoid Getting Bitten 12 Assistance Animals everywhere! 14 Social media in an HOA world: Cutting edge or the edge of Insanity 18 A How-to Guide for Community Associations Defending and Guarding Against Social media Attacks 28 Social media & Responding to Hostility: Choosing to Define the Rules of engagement ChapteR upDate 2 Note from the editor’s Desk 3 message from the President NOteWORthy 16 An evening in Napa Homeowners Association marketplace Recap 24 Highlights from Ponies, Prizes & Play FyI 31 CAI-GLAC membership News 32 2015 Upcoming events 32 Advertisers Index 32 Advertising Information 2015 BOaRD OF DIReCtORS Officers Katy Krupp, President Fenton, Grant, m ayfield, Kaneda & Litt, LLP, 949-435-3800 Lisa tashjian, e sq., President e lect Beaumont Gitlin tashjian, 866-788-9998 m ichael Lewis, CCA m ®, C m CA®, A m S®, PCA m ®, Vice President Concept Seven, LLC, 310-622-7012 Joanne Peña, C m CA®, A m S®, PCA m ®, Secretary Horizon m anagement Company, 310-543-1995 m eigan e verett, PCA m ®, treasurer Gold Coast Property Pros, 424-238-2333 m att D. Ober, e sq., Past President Richardson Harman Ober, PC, 626-449-5577
D irec TO rs Greg Borzilleri PC w Contracting Services, 949-285-7802 Carol Brockhouse, 818-336-2892 Donald Campbell, CCA m ®,C m CA®, A m S®, PCA m ® w ilshire Regent HOA, 310-474-5563
AwA rds s atthew Gardner, e sq., Richardson Harman Ober PC FOCUS Magazine m atthew Gardner, e sq., Richardson Harman Ober PC Jacklyn w olf, Stonemark Construction m Stephen S. Grane, Alante/ m CS Insurance Site Lynne Collmann, C m CA®, A m S®, Savoy Community Association s ATELLITE P r OG r AM s Ruth moffitt, CmCA®, A mS®, PCA m®, Valencia management Group AA mC® Craig Phillips, CCA m ®, C m CA®, A m S®, PCA m ® International tower Owners Assn. s OCIAL Donald Campbell, CCA m ®, C mCA®, A m S®, PCA m ®, w ilshire Regent HOA Angel Fuerte, FR e SHCO Painters Inc. w INE NIGHT Joanne Peña, C mCA®, A m S®, PCA m ®, Horizon management Company Jolen Zeroski, CmCA®, Union Bank HOA Services t his publication seeks to provide CAI-GLAC’s membership with information on community association issues. Authors are responsible for developing the logic of their expressed opinions and for the authenticity of all facts presented in articles. CAI-GLAC does not necessarily endorse or approve statements of fact or opinion made in these pages and assumes no responsibility for those statements. By submission of editorial content to CAI-GLAC, the author acknowledges and agrees to abide by the editorial and policy guidelines. Copyright © 2015. All rights reserved. Reproduction in whole or in part without written permission is prohibited. CAI is a national, not-for-profit association created in 1973 to educate and represent America’s residential community association industry.
Pamella De Armas SAX Insurance Agency, 310-740-4274 Linda Healey, CCA m ®, PCA m ® t he Californian on w ilshire, 310-234-5905 Dick CastlegatePruessHOA, 626-584-0000 Lynn Ruger w arner Club Villas HOA, 818-703-7090 ChapteR eXeCutIve DIReCtOR Joan Urbaniak, mBA, C m CA®
m
anagement Membership Directory
2015 COMMIttee ChaIRS
National Office Address: 6402 Arlington Blvd. #500, Falls Church, VA 22042 Tel: 888/224-4321 • Web Site: http://www.caionline.org 130 N. Brand Blvd., Ste. 305 Glendale, CA 91203 Office: 818-500-8636 Fax: 818-500-8638 StAy ConneC ted: sAVE THE dATE: sipping by the sea wine AugustNight15 On the Cover Photo Credit: Key taheri, Design Build Associates
Services Web
Katy Krupp, Fenton, Grant, m ayfield, Kaneda & Litt, LLP COMMUNITY OUT r EACH m eigan e verett, C m CA®, PCA m ®, Gold Coast Property Pros E d UCATION Anda Bewhite, mBA, CCAm®, CmCA®, AmS®, PCAm®, All west management FINANCE Jolen Zeroski, C m CA®, Union Bank HOA Services GOLF TOU r NAMENT teresa Agnew, Roseman & Associates, APC Ryan Dudasik, e mpire w orks Reconstruction & Painting LEGI s LATIVE ACTION Lisa tashjian, e sq., Beaumont Gitlin tashjian MA r KETPLACE Alan Denison, Stay Green Inc. ME d IATION s E r VICE s m atthew Grode, e sq., Gibbs, Giden, Locher, turner, Senet & w ittbrodt, LLP P r OG r AM s /LUNCHEON s Linda Healey, CCA m ®, PCA m ®, t he Californian on w illshire Brian m oreno, e sq., SwedelsonGottlieb PUBLICATION
John Ko finishes up our look at social media with some thoughts on how to define the rules of engagement. By thinking about how the association values its social media presence, associations can decide how much and how quickly to engage in a response.
Sharing our challenges, and our responses, is what makes our involvement in this chapter so important. As Chapter President Katy Krupp said, “Working together allows us to become the best we can be — for each other and for our communities.”
Challenges
PUTTING TOGETHEr PrOGr AMs THAT continue to educate, inform and entertain our membership is one of the delightful challenges we undertake for this Chapter. We do that through our luncheons, our satellite programs, and also through our magazine.
to get the short answer on the difference between emotional support animals and service animals. Once you understand the basics from the legal perspective, you realize that your association still needs a plan. Lynne Collmann, Matthew Grode and Philip Zvonicek present one association’s response to accommodate an owner with the emotional support animal.
2 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter 2015 SuperCaI-GLaCSponsors PlaTinum A.ALLBRIGH t 1-(800) PAIN t ING A-One AccurateConstructiontermite& Pest Control Animal & Insect Pest management, Inc. Behr Paint Corporation/ t He HOme DePO t USA Benjamin moore & Co. Best Alliance Foreclosure & Lien Services Fenton, Grant, mayfield, Kaneda & Litt, LLP Ferris Painting, HiGuard-Systems,Inc.Inc.techPainting&Decorating, Inc. NPG—Nelson Paving Pacific western Bank Payne Pest management Popular Association Banking Preferred Commercial Painting, Inc. R.w. Stein Painting, Inc. Securitas Security Services USA, Inc. Steven G. Segal Insurance Agency, Inc. Union Bank HOA Services GO lD Beaumont Gitlin GeneralCritterBrickman/ValleyCresttashjianBusters,Inc.Pavementmanagement, Inc. Law Offices of michael A. Hearn miller Law Firm S.B.S. Lien Services Select Painting Stay Green Inc. t innelly Law Group silver American technologies, Inc. Association Reserves, Inc. California w aters mission Landscape Services m utual of Omaha Bank/CondoCerts PC w Contracting Services Professional Services Construction, Inc. Reserve Studies Incorporated SAX Insurance Agency Sherwin- w illiams wUniversalSwedelsonGottliebPaintProtectionServiceolf,Rifkin,Shapiro,Schulman & Rabkin, LLP BrO nze American Heritage Landscape ASR CBI-CollinsConstructionBuilders, Inc. Design Build Associates FR e SHCO Painters, Inc. Poindexter and Company, CPAs Seacoast Commerce Bank Silldorf & Levine, LLP Stonemark Construction m anagement t imothy Cline Insurance Agency, Inc. Vista Paint Corporation We thank our 2015 sponsors who have made a substantial contribution to ensure our continued success this year. Contact the Chapter Office at 818-500-8636 to sponsor a program or an event.
CAI-GLAC does not necessarily endorse or approve statements of fact or opinion made in these pages and assumes no responsibility for those statements. Authors are responsible for developing the logic of their expressed opinions and for the authenticity of all facts presented in articles.
Warm regards, Matthew Gardner,EditorEsq.
Attorney David Wankel dives into the emergence of the emotional support animal in community associations. David provides the basic legal positions that associations need to confront when dealing with these animals and their owners. Make sure to read through this F rOM THE EdITOr’s dE s K nOTe
Attorney Brian Moreno looks at another emerging community challenge: Social Media. Brian lays out the legal issues that might pop up with social media, and offers some strategies for handling and answering social media attacks.
In this issue of FOCUS, we are looking at some of your challenges and hoping to give you a sense of how some of your fellow members tackle these issues. Dennis Brooks gives us a look at overcoming renovation challenges using a recent project he worked on involving deferred maintenance. His article touches on budgets, voting and reminders on keeping the community together and informed during the process. Next, Michael Hedge takes us through the challenges that communities face in federal legislation. Michael spoke on this topic at our recent luncheon, and his article highlights some of those issues, including liens, antennae and federal disaster assistance.
Jill VanZeebroeck reminds us that different communities require different approaches to social media. Her article offers the manager’s insight into social media and outlines some recommendations she has implemented in her communities.
One of the major challenges facing the passage of the assessment was the fact that the governing documents required a majority quorum for passage of an assessment, but required a two-thirds majority for the bank loan. This meant that the owners would need some major convincing. We helped the association conduct a series of town hall style meetings in order to inform the membership of the condition of their property, the need for the repairs and the effect on property values with and without the repairs taking place. We helped them secure a loan and worked with the HOA’s attorney, community manager, bank and board to explain this to the membership during the town hall meetings. We worked with the association to clearly explain to the homeowners why they should vote for the bank loan even if they were against the assessment—that if the assessment passed and the bank loan vote did not pass, there would likely be homeowners who would have trouble paying their share of the assessment in one lump sum.
HE VOTE wA s TAKEN and the assessment passed by a comfortable margin, but the approval of the bank loan fell short by just a few votes. After some additional discussion with the HOA’s attorney, the board made the decision to proceed with the project. Before the assessment due date the board wisely decided to once again place the vote for the bank loan before the members. This time, with the realization that they would be paying the assessment regardless of whether there was a loan option available to them or not, the vote for the loan passed and the bank funding of the project was set in place, with an option for the homeowners to pay for the repairs over time. With the major political issues and the funding accomplished, work was started almost immediately. The complex now has been upgraded, the property values have been preserved, and Ponderosa Springs has been returned to a safe, beautiful and tranquil oasis for the residents.
ONdEr O s A sP r ING s HOMEO w NErs Ass OCIATION is a lovely 210-unit complex in San Pedro with numerous mature trees, waterfalls and streams throughout. The 30-year-old buildings, however, were suffering the effects of deferred maintenance of their wood decks, stairs, etc. Prior to contacting our firm, the association had hired a contractor to perform the first phase of deck repairs. The board of directors then quickly realized that, due to the unanticipated amount of dry rot, along with some additional items which they discovered should be included in the project, they needed the assistance and advice of an expert to help guide them through the process. In addition, the board was concerned about their ability to obtain the votes to pass the assessment necessary to fund the added repairs. We investigated the condition of the buildings and helped analyze the additional repairs. We assisted the board in developing a clear scope of work and obtaining pricing for that newly-developed scope. The budget we established included an appropriate contingency for the dry rot, which we knew would be encountered during the repairs, as well as funds to cover unforeseen conditions that may be encountered in a complex of this age.
sPrING s iatesCssoBuildesignKeyCredit:Phototaheri,da
4 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter
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Dennis Brooks is the president and founder of Design Build Associates, a construction management consulting firm specializing in HOA reconstruction projects with offices in westlake Village and Irvine. He can be reached at DennisBrooks@dbuild.com By Dennis Brooks P
Our experience has taught us that most every project has its challenges. However, with a dedicated board of directors willing to make the hard decisions and work together even when the political pressure from some homeowners is strong, success is possible. Completing a project like this a process, and that process, if carefully managed by individuals with experience, will most often lead to success. I was asked by a client once, “What would you expect the hardest part of the project to be?” I am sure that they were thinking it would be some aspect of the construction itself. However, my response was that the hardest part of this or any project is keeping the board together and on the same page with each other and your experts so that there is a unified front and a strong and cohesive plan of action from the start right through to the completion of the project.
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The budget estimate indicated that the association may need a bank loan in addition to the passage of a special assessment. s A
OV CReeRCOmINGNOVAtIONHALLeNGeS: P ONdErO
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 5 REPRESENTING COMMUNITY ASSOCIATIONS IN ALL AREAS OF REAL ESTATE LAW • Drafting and enforcement of Bylaws and CC&Rs • General litigation, including mediation and arbitration of disputes with owners • Construction defect litigation • Insurance bad faith litigation • Collection of delinquent assessments • Providing general business advice to homeowners associations. 11400 West Olympic Boulevard Ninth Floor • Los Angeles, CA 90064 (PH.) 310.478.4100 • (FAX) www.wrslawyers.com310.478.6363
■ F E dE r AL Ass AULT ON Ass OCIATION L IEN Pr IOr ITY
CAI advocacy efforts to address these inequities and qualify associations for FEMA disaster assistance are gaining traction in Congress. U.S. Representative Steve Israel (DNY) will soon introduce legislation ensuring all community associations and association residents have equal access to federal disaster assistance. Congress is actively debating legislation reforming how FEMA provides federal disaster assistance. Rep. Israel is directly involved in these discussions, lobbying other Representatives on the disaster needs of community associations. CAI is working alongside Rep. Israel, meeting with congressional offices, providing key information to policymakers, and encouraging support for Rep. Israel’s legislation. CAI applauds Rep. Israel’s leadership on this important issue. michael Hedge is the Senior Director of Government & Public Affairs for CAI’s national organization. For more information on CAI’s federal priorities and to become an advocate for your community, please contact CAI Government Affairs at government@caionline.org or (888) 224-4321.
Community association residents know better than most the impact of the nation’s lingering foreclosure crisis. CAI members see first-hand how lenders refuse to complete foreclosures on abandoned homes, allowing these properties to languish. Associations have turned to the courts, winning important battles and forcing lenders to repair abandoned properties. State legislatures also have taken notice of the abysmal record of lenders and strengthened association priority lien statutes. These association successes at the state level have led mortgage lenders to seek help from federal regulators. Lenders successfully prompted the Federal Housing Finance Agency (FHFA) to file suit in opposition to Nevada’s association priority lien statute. Even more egregious are reports from CAI members that FHFA officials are actively lobbying Nevada lawmakers to repeal the state’s association priority lien statute.
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■ HAM rA dIO T O w E rs & F I x E d A NTENNA s C OUL d BE C OMING TO YOUr Ass OCIATION
CAI has not been silent. CAI members and staff have met with senior officials at the FHFA, including FHFA Director Mel Watt. FHFA officials have thus far failed to comprehend how association priority lien statutes protect homeowners and lenders that follow federal mortgage standards and state law. In coming weeks CAI members will be asked to share their association’s experiences with prolonged foreclosures on abandoned properties. Federal policymakers in Washington DC need to hear directly from community associations that there is no excuse for lenders allowing abandoned properties to fester in our communities, damaging association finances and posing significant safety risks to residents.
■ F EdEr AL dIs A s TEr Ass Is TANCE IN C OMMUNITY Ass OCIATION s
HAM radio special interests have renewed lobbying activities in Congress, seeking to exempt amateur radio operators from community association rules and architectural standards on HAM radio towers and antennas.
To voice opposition to Rep. Kinzinger and H.R. 1301, use CAI’s Advocacy Center to ask your U.S. Representative and Senators to oppose H.R. 1301. Get involved by visiting www.caionline.org.
Community associations often face alone the daunting task of cleaning up and rebuilding after a major natural disaster. The Federal Emergency Management Agency (FEMA) routinely denies association requests to remove debris that choke roads and canals in communities after a major disaster. Condominium and cooperative homeowners are subject to arbitrary FEMA restrictions on the use of federal home repair assistance.
B Y MICHAEL HEdGE ■ 2015 I s s HAPING UP TO BE A CHALLENGING YEA r FOr COMMUNITY A ss OCIATIONs AT THE FEdEr AL LEVEL . A KEY FEdEr AL MOr TGAGE r EGULATOr I s LEA dING AN A ss AULT ON A ss OCIATION LIEN P r IOr ITY LAws, w HILE HAM r A dIO HOBBYI s T s A r E A s KING C ONGr E ss TO OVEr TUr N COMMUNITY A ss OCIATION A r CHITECTUr AL s TANd A rds. dE s PITE THE s E CHALLENGE s, IMPOr TANT P r OGr E ss I s BEING MA dE ON THE KEY CAI P r IOr ITY OF s ECUr ING COMMUNITY A ss OCIATION ACCE ss TO FEdEr AL dI s A s TEr A ss I s TANCE FederAL ChALLenGeS For CoMMunIty ASSoCIAtIonS LooM L ArGe In 2015
The truth is CAI members have a good track record of accommodating HAM radio hobbyists. Many communities work with HAM radio hobbyists on the design and installation of antennas. Some communities even set aside space in community centers for HAM radio clubs.
U.S. Representative Adam Kinzinger (R-IL) has introduced legislation, H.R. 1301, to repeal all community association prohibitions on HAM radio broadcasting and to require that associations comply with Federal Communications Commission (FCC) “reasonable accommodation” standards for HAM radio operators. While Rep. Kinzinger says his legislation has limited impact on associations, the FCC’s reasonable accommodation standard generally prohibits meaningful neighborhood input on the location, number, and installation of devices like satellite dishes and other antennas. If this standard is applied to HAM radio, community associations will likely be prevented from enforcing prior approval requirements, have limited say in where HAM radio antennas and towers are installed, and be limited in governing the number of antennas installed by a resident.
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org As pioneers in HOA Management, we are constantly striving to provide the highest quality service to our clients while acting in the most professional and courteous manner; conducting our business with genuine care and regard for the communities we serve. Being one of the biggest has not made us the best; being the best has made us one of the biggest! REPRESENTING HOMEOWNER ASSOCIATIONS THROUGHOUT SOUTHERN CALIFORNIA SINCE 1982: We provide our clients with a full range of services including: • FINANCIAL MANAGEMENT • ADMINISTRATIVE MANAGEMENT • FULL SERVICE HOA MANAGEMENT
Chapter delegates and liaisons to CLAC, as well as the chapter executive directors, met in Sacramento on Sunday, April 12, to discuss the pending bills(41) pertinent to our industry, debate their true impact on community associations in California and select those bills that will demand more attention and advocacy during the 2015 session. On Monday, more than 100 attendees (delegates, liaisons, executive directors, homeowners, managers and business partners) were provided the background and tools in a morning session to empower them to visit their legislators in the afternoon and communicate our message. Managers at the event remarked that attendance made them better managers, not only because they learned about possible impacts of pending bills on the communities they manage, but by speaking up about the actual impact of legislation, educating the lawmakers, and helping to prevent the passage of laws filled with unintended consequences.
● Several synthetic turf bills are in play again, two of which offer owners a tax credit for replacing their organic lawns.
● A bill that allows clotheslines will be amended to allow associations to adopt restrictions as to placement location, visibility, and safety.
Thanks to the many sponsors who underwrote the attendance of homeowners and managers at both the education sessions on Sunday, as well as the Legislative Day on Monday. And thanks to everyone who contributed financially to this event and to CAI-CLAC, without your support, we could not make the difference that we do. Our TEAM helped make possible important changes in bills that will benefit our communities.
F rOM s AC r AMENTO news
Jan Newcomb, from Springhurst Townhomes HOA, had this to say about her experience: “As a homeowner attending the CLAC Legislative Day at the Capitol, I was surprised how much is happening in Sacramento that may affect California’s community associations. I also realized the importance of educating our government representatives about the effects (intended and unintended) of legislation before it’s enacted. And I am now even more convinced about how important CLAC’s contributions are to our communities. Thanks to all whose donations and volunteer efforts make this critical work possible.”
8 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter
● A bill that would fine and imprison association leaders and staff for not detecting and remediating mold in owners’ units will be amended to no longer have that provision.
● The Assembly Speaker’s bill to add a $75 fee on most documents being recorded has been capped at $225 for multiple documents and additional amendments are being considered.
legislative ction committee’s legislative Day at the capitol 2015 wE dId IT AGAIN! We went to Sacramento, educated ourselves about pending legislation, and then spoke to our legislators and made a difference. One attendee remarked that it wasn’t as ominous a task as she had expected; the only thing needed to make a difference was a voice. So true!
Skip Daum is our Legislative Advocate for CAI's California Legislative Action Committee and may be reached at caiclac@aol.com.
CAI-GLAC members represent the Chapter in Sacramento at Day at the Capitol.
Hearings on more than one thousand bills are being scheduled and providing our positions in advance on those that effect associations helps considerably, but with the sheer volume of them we need to keep our issues front and center. So, please help us when we ask for your letters, phone calls and emails.
● A bill that would involve condominium associations in notifying owners as to the status of the community’s FHA and VA Certification is now being hotly negotiated.
We depend on YOU to help a few times a year by communicating with your own Senator and Assembly Member. Please sign up for our free email alerts on our web site www.caiclac.com. Your email will not be shared with anyone else.
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 9 Our THanKs TO 2015 clac cOnTriBuTOrs January 1 – aPril 30 GOaL: $24,645 38%ofgoal as of 4/30/15 118 wadsworth Ave. HOA 1144 Seventeenth Street HOA 11767 Sunset Blvd. Assn. 20th Street HOA 2nd Street HOA 3rd Street, Inc. 4th Street HOA 446 San Vicente HOA 558 evergreen Street HOA 7th Street HOA 826 2nd Street HOA 909 el Centro, Inc. 914 Lincoln Blvd. HOA ALI Condominiums OA Artesia HOA Avis BerkeleyHOA Street HOA Berkeley townhouse HOA Bodger Park Condo HOA Bougainvillea townhomes HOA Burbank Blvd. HOA California Ave HOA Cardiff Court OA, Inc. Casa De Valley View OA, Inc. Casa Loma Association, Inc. Chateau Goshen HOA Continental Court HOA Coro Community management & CulverConsultingCentrale HOA eight on twenty HOA el Centro, Inc. Florwood estates HOA Forest Park Village HOA Galaxy GorhamHOAPark HOA Inc. Harbor Knolls HOA Hayworth OA Heritage townhomes OA Hermosa Surf Condos Hillcrest meadows HOA Hillcrest Rolling Hills HOA Hopi IdahoHOAVillas HOA Idaho west town Homes HOA Kelton Arms COA Lawford HOA marine Village HOA Oak Hill Condo HOA Oak Street HOA Ocean west COA Pacific Regency HOA Park Crest RidgeleyRancho-GlenPolynesianHOAOAHOAVistaChateau HOA Roxbury Park COA S. manhattan Place Seascape-RedondoHOAHOA, Inc. Shoreham Villas HOA Silver Spur Court HOA Silverview townhomes HOA Inc. South Bay estates HOA South Hermosa townhomes HOA Inc. textile Building OA the Angels Landing Group 7 Fountains the Vista Pacifica HOA V.I.P. Goshen Assn. Inc. Villa Cordoba HOA Villa Pacifica Condo HOA Villa Serena CA Vogue Condominiums Association, Inc. westside townhouses I HOA west wind townhomes HOA whitsett Avenue HOA wilshire Regent HOA woodbury maintenance Corp. Yale St. HOA
How BittenGettingAvoidto V s. sUPPOEMOTIONALrTANIMAL
sEr VICE A NIMAL s
2 The FHAA states that it is unlawful “to discriminate in the sale or rental...of a dwelling to any buyer or renter because of a handicap of that buyer or renter, a person residing in or intending to reside in that dwelling after it is so sold, rented, or made available, or any person associated with that buyer or renter.” Further, it is discrimination for any person to: “refuse to make reasonable accommodations in rules, policies, practices, or services, when such accommoda tions may be necessary to afford a handicapped person equal opportunity to use and enjoy a dwelling unit, including public and common use areas.”
By Lynne Collmann, CMCA, AMS, Matthew Grode, Esq. and Philip Zvonicek, Esq.
■ A N EMOTIONAL s UPPOr T ANIMAL (or comfort animal) is a companion animal which is often used as part of a medical treatment plan and provides therapeutic benefit, such as alleviating or mitigating symptoms of a disability. These types of animals provide companionship, relieve loneliness, and sometimes help with depression and certain phobias, but do not perform tasks that assist people with disabilities.
We did what all good managers do. We called our legal counsel and learned the following: It has been widely recognized that assistive animals provide benefits for people with physical disabilities. Recent research suggests that people with psychiatric disabilities can also benefit from the comfort of an animal in their lives. So, what’s the difference between service animals and emotional support animals?
If all goes well, the dog is welcomed to the community. If a prospective resident has a larger dog, they can request in writing a waiver from the board of directors, citing their pet’s positive qualities and subject to the ‘meet and greet.” The board has granted all requested waivers. We recently had a new situation with a prospective tenant regarding a large German Shepherd. She had already signed the lease, sent a wonderful letter and pictures to the board about her pet, and the board agreed to accept the dog subject to the meet. Unfortunately, for the first time, it did not go well. The eight-year-old dog did not live up to expectations; he was nervous and unfriendly. He was poorly-trained and unresponsive to his owner. He wouldn’t follow a simple command to sit and was not controllable on a leash. As a result, we felt he was not a good match for a community with small children, elevators and long corridors. The owner realized it was not going well and, for the first time, said that this was a “comfort dog,” advising us that he was a welcome tenant anywhere. A quick Internet search revealed a whole new world of special dogs called companion, comfort, and service animals with conflicting requirements and helpful information on how to game the system.
10 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter
■ A s Er VICE ANIMAL means any dog that is individually trained to do work or perform tasks for the benefit of an individual with a disability, including a physical, sensory, psychiatric, intellectual, or other mental disability.1 Tasks performed can include pulling a wheelchair, smelling smoke, retrieving dropped items, or pressing an elevator button. The work or tasks performed by a service animal must be directly related to the handler’s disability.
Although many associations have “no pets” policies or place limitations on the size, breed and/or weight permitted, such policies do not apply to service animals because they are not considered “pets” under the law. Accordingly, these restrictions must be waived, when necessary. Recently, emotional support animals have been afforded similar protection. The Federal Fair Housing Amendments Act of 1988 codified the rights of people with disabilities to keep emotional support animals, even when policies explicitly prohibit pets.
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The burden is upon the applicant who is seeking the accommodation to demonstrate to the Association that they meet the requirements for a reasonable accommodation. For example, a person must meet the definition of disabled and must have a note from a physician or other medical professional stating that the emotional support animal provides a benefit for the individual. An association can deny a request if the accommodation sought is deemed to be unreasonable. Where the presence of the assistance animal: (1) would result in substantial physical damage to the property of others; (2) poses an undue financial and administrative burden upon
Emotional support animals are typically dogs and cats, but may include other animals.
1 The Americans With Disabilities Act (ADA) defines a “service animal” as “any guide dog, signal dog, or other animal individually trained to do work or perform tasks for the benefit of the individual with a disability, including but not limited to, guiding individuals with impaired vision, alerting individuals with impaired hearing to intruders or sounds, providing minimal protection or rescue work, pulling a wheelchair, or fetching dropped items.” 28 CFR 36.104.
Like many, our association is a dog-friendly condominium in a busy community. We have a weight restriction of 25 pounds and a limit of two dogs per unit. We require all residents to register their dogs and bring their best friend to the Management Office for a “meet and greet.”
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 11 the Association; or (3) fundamentally alters the nature of the Association’s operations, the request for accommodation may be denied. For example, the animal demonstrates aggressive behavior, there is lack of control by the owner, or severe hygiene issues, the Association may be able to deny the request. There are many issues which may arise in the context of granting a request to allow for emotional support animals. For example, how should an association respond where the applicant claims that he or she needs multiple emotional support animals? We believe that the basic requirements for a reasonable accommodation would remain the same; if a person asserts the need for multiple emotional support animals, then he or she must provide documentation supporting this requirement. Another concern relates to the type of emotional support animal. Although service animals are limited to dogs, there is no such limitation on emotional support animals. Therefore, the designation could arguably include non-domesticated animals. Contrary to popular belief, service animals do not need to be professionally trained. In fact, many are trained by their handlers. Due to the lack of training, emotional service animals may present additional liability concerns. For example, an emotional service animal may bark, attack, and smell other people, whereas service dogs are trained not to do so. Some courts have ruled that emotional support animals, which lack the training required by service animals, are still afforded protection under the FHAA. Other courts have held that emotional support animals must be trained in order to meet the reasonable accommodation standard. Until there is uniformity in the courts, this issue of training will remain unclear.
Applications by owners or tenants to allow for service animals or emotional support animals raise a number of important issues which must be carefully assessed by the an association’s board of directors. Therefore, associations should review their pet policies and conduct a reasonable investigation to ensure that reasonable accommodations are granted, when appropriate. As every circumstance is different, it is strongly recommended that whenever a board is faced with a request for a reasonable accommodation in the form of a service or comfort animal, that it consult with the association’s legal counsel before taking action.
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Lynne Collmann, CmCA, A mS is General manager of the Savoy Community Association in downtown Los Angeles. She can be reached at lcollmann@savoyhoa.com.
matthew L. Grode, e sq. and Philip C. Zvonicek, e sq. are equity partners with the law firm of Gibbs Giden Locher turner Senet & w ittbrodt LLP in Los Angeles, California. t heir practices are dedicated to the representation of common interest communities, real estate and construction matters. t hey can be reached at mgrode@gibbsgiden.com and pdvonicek@gibbsgiden.com, respectively. it’s
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Realistically, most people will recognize a seeing-eye dog and they usually have no concerns with their presence in the community. However, residents often do not understand why other residents are permitted to have two dogs (or other pets) when the association’s governing documents allow for only one. Nor do they understand why some residents are allowed to carry a snake or other scary creature with them in the common areas. How should associations handle questions about service and assistance animals? The maze of governmental regulations and the apparent level of abuse surrounding this subject makes dealing with requests for accommodations and communicating with residents that much more difficult. There is certainly not enough space here to discuss the various applications of the Americans with Disabilities Act (ADA) regulations, the California Department of Fair Employment & Housing (DFEH) rules or the differences between the various types of service and assistance animals. This article will attempt to assist with the handling of issues that we are asked to comment on regularly. fOr THis DiscussiOn, it is important to understand that “service animals” are very specific, trained animals (dogs and miniature horses only) that provide very specific services to their disabled partners. The most common “service animal” is, of course, the seeing-eye dog. These dogs are specifically trained to perform very particular functions, and both the dogs and their handlers spend countless hours in intensive training. assistance animals everywhere! By David A. Wankel, Esq.
Chapter
CAI-Greater Los Angeles
True service animals such as these are given a wide berth in the law and there is usually very little controversy in providing accommodations. Rarely do we get any questions about allowing accommodations for such service animals. The more controversial animals (from a public perception and association enforcement point-of-view) are the “assistance animals” that can consist of practically anything, including such creatures as spiders, snakes, rats and birds, as well as the more common dogs and cats. The only practical requirement that the handlers must establish to qualify for an accommodation for such animals is a disability for which the animal provides “assistance.” Providing emotional support to a disabled person (disabled is very broadly defined to include persons in need of emotional support) is typically all that needs be established for the animal to qualify. No special training or “service” is required. The animal’s mere presence may be all that is necessary for them to be supportive of the handler’s disability. An association’s failure to allow a reasonable accommodation for such animals may result in complaints being filed with the various governmental agencies.
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HOw DOes an assOciaTiOn resOlve these assistance animal requests when the resident already has a “pet” and is asking for a reasonable accommodation for another “pet?” Here it is important to note that once an animal is established as an emotional support or assistance animal, such animals are no longer considered “pets.” Therefore, if the association has a “one pet rule,” their assistance animal would not count as that “pet” and thus they would be permitted to have a second animal. Yes, this is very much splitting hairs and is ripe for abuse, but it reflects the current state of the law. This area continues to evolve and will likely be altered to combat such abuses. However, until then, associations are going to have to deal with all sorts of these assistance animals being requested by both legitimately disabled persons and those that seek to use the system to their personal advantage. Telling the difference between the two seems impractical. How does an association respond to residents who ask why they see other residents walking two dogs in the common area or why their kids are freaked out by the snakes and tarantulas being carried on residents’ shoulders? Can the association’s manager or board members simply say that the person has a disability and we have no choice but to allow them to carry their assistance animal with them? Probably not; such statements could be construed to be insensitive and potentially violate the person’s privacy rights. So what should a manager or board member say to these people? Associations must balance the need for privacy with the need to properly inform its membership regarding such animals. A certain level of sensitivity for the privacy and feelings of the disabled individuals must be taken into consideration. Perhaps the best approach is to simply state that the association complies with the law regarding assistance animals and has granted that person a reasonable accommodation. Further discussion with Based upon the number of files moving across the desks of lawyers these days, it might appear that the population’s need for an emotional support animal is reaching epidemic proportions. What used to be the occasional request for an accommodation for a dog or cat has morphed into numerous requests for accommodations for animals of all shapes and sizes coming in at a blistering pace.
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third parties about individual animals or their handlers should likely be Additionally,avoided.telling which animals are properly registered as assistance animals and which are simply pets can also be problematic. Can the association ask that all assistance animals wear some form of tag, collar, cape or other identifying item so that the questions are lessened and the glaring stares are reduced? The answer to this question is less clear in the law but more likely than not, a reasonableness standard will be applied. Does the requirement of such identification items serve a legitimate purpose? If the answer to this question is yes, then such a condition is likely to be considered reasonable and thus proper.
Another question we often here is must the association allow a Pitbull or Rottweiler as an assistance animal? Does an association have to accommodate such notoriously dangerous breeds? The answer here is likely yes. The fact that a particular breed of dog or species of animal is notoriously more aggressive or otherwise perceived to be dangerous will not allow the association to discriminate against the requesting disabled person. An association may only deny a request on this basis if that particular animal has a history of violent behavior. Any such assessment by the association must be based upon reliable, objective evidence. A report of aggressiveness from a person who is generally afraid of dogs might not be objective if the movements of the dog were normal to persons not so generally fearful. Determining that a particular animal is dangerous should be handled carefully and with the assistance of counsel. assisTance animals have been shown to provide legitimate comfort to their disabled owners and handlers. Their presence in the community should be treated with respect and decorum. The denial of a request to accommodate such an animal may constitute discrimination and thus such denials should be reviewed by legal counsel. Further, delays in providing accommodations can also result in complaints, and thus such requests should be given a level of priority if the animal is not currently living with the resident. If the review of the application and the inquiries into the background require significant time to process, as long as the animal is permitted to remain with the resident during the process, there is authority that suggests that such delays for background checks will not amount to a violation. The case holds that until the request is denied, the resident has not been discriminated against as long as the animal is permitted to remain with the requesting person. Nonetheless, reviews and denials should be handled swiftly and with caution. All requests for accommodation should also be treated with respect and sensitivity. David A. wankel, e sq. is a partner of Iger wankel Bonkowski, LLP, a law firm specializing in community association law. He can be reached at dwankel@igerwankel.com
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 13
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Website and invited residents to join. Fifteen years ago when the hotline started, there was excitement over this cutting-edge communication tool. Members felt they were a part of an exclusive group. Little did they know that over time their email box would become flooded with unfiltered criticisms of board and management and meanspirited gossip about their neighbors. Boards struggled with how to respond, if at all—as this was unchartered territory.
The board’s efforts to moderate the hotline created a firestorm of criticism and bad feelings. Directors were discouraged and frustrated that their good faith efforts were being
14 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter This article focuses on associations entering the social media age and will outline different approaches and recommendations on how to survive the digital shift. Having experience with both a “selfmanaged” Website in the form of an Internet service provider group (hotline) and Aagendas,poststatusinformcommunicationitmanagement’sandhappenings,themselvestoWebsiteminutes.financials,documents,placeboard.managementinteractupyear.theircommunityknowkeycommunication(overtimeconsistedunitwasInbecomerouterecommendpartyplatformWebsiteprofessionally-managedaandemailthroughathirdprovider,Istronglythethirdpartyforreasonsthatwillclearasyoureadon.thecaseofthehotline,itimplementedina100-beachcommunitythatprimarilyofpart-andweekendresidents60%).SocialmediabecameaelementinlettingpeoplewhatisgoingonintheastheyplannedvisitsthroughouttheThehotlinewassettoallowmemberstoamongstthemselves,andtheItalsoprovidedatofindgoverningforms,andmeetingInitially,thepermittedresidentsshareinformationamongaboutbeachtrafficsnarlsserviceproviders.Fromperspective,wasaneffectivetooltoeveryoneabouttheofspecialprojects,meetingnotices,andthelike.boardmembermoderatedthe
Directors were concerned about freedom of speech issues but had to weigh whether someone should be censored from posting false statements on the hotline.
Social Media in an HOA World: Cutting
eachdesireexposure.theassociationinpostorclaimsexposedthefalsehotlinefromwouldboardtowithinspecifically,mediaCodethatcounsel,Aftertheboardtobeingwine!someonea.m.especiallyastheiraboutasResidentssecond-guessed.usedthehotlineaplatformtopontificatetheirexperienceandopinions.Itseemedthoughtherantswereprolificat2:00andperhapsafterhadafewglassesofAcontractorwhowasmalignedthreatenedsuetheassociationifthedidnotgetcontrolofsituation.conferringwithlegaltheboardfoundeventhoughtheCivildoesnotaddresssocialcommunicationsitstillfellitsfiduciarydutygovern.Thereafter,thedeterminedtheyprecludememberspostingitemsonthethatwereknowinglystatements.Becauseassociationcouldbetoadverselegal(e.g.defamationslander),refusingtosuchastatementwasthebestinterestoftheandhelpedlimitassociation’sliabilityMemberswhotocommunicatewithotheroncommunity
of Insanity
### By Jill VanZeebroeck, PCAM
issues may do so, but the association is not obligated to facilitate their communications, especially if it exposes the association to a potential claim. The hotline is now moderated by a board member and the manager. Members who are known for their false statements are on a list, and those posts are held in a file for review before they are released into the members’ email boxes. What started out as a progressive, cutting-edge communication tool back Edge or the Edge
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 15 pay their assessments through the third-party Website, see galleries of community events, and peruse documents. This site has a fee, based on the number of units in the association. Whichever way your community decides to go, social media is here to stay. Boards and members must remember that social media in the association context can be a double-edged sword. While it can provide associationwhichthemustgossipalsoportalcommunicationsstreamlinedandasinglefordocuments,itcanprovideaforumforandbullying.Boardsweighthebenefitversusconsequencesanddecideoptionisbestfortheatlarge.
Since 1979, the firm has represented home owners associations, single family residences, commercial, industrial and property owners affected by construction defects. no
The moral of this story is, if your board is thinking of using one of these self-moderated sites, they should only use it to provide one-way communication to the members and a place to obtain documents. If the members want to “talk amongst themselves” let them do so on a site that is not sponsored by the association or moderated by the board
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in the early days of the Internet, was reduced to an unpleasant forum for venting, dissent and unconstructive criticism teetering on the edge of insanity.
Jill Van Zeebroeck, PCA m,who has been in the community association management industry for more than 20 years, is a principal of malibu management Services, LLC. She has served as CAI-Channel Islands Chapter President and two years as the California Legislative Action Committee(CLAC) President. Jill is now an emeritus member of CLAC and a current member of our chapter. Jill may be reached at jillzbv@yahoo.com.
I AL so h Ave ex Pe RI e NC e with an association with more than 400 members that engaged a third-party Website and email host to handle maintenance requests, email communication blasts and document portals. Through this third-party site, members can send emails and work orders only to the office, the manager and the board. Communication is one-way and not open to the general membership. Despite not contacting their neighbors directly, the residents appear satisfied as if they have the ear of management and the board. The third-party Website is more professional and robust than the rather simple hotline group. For example, members can
THErE’SgOTTObEAbETTErWAy…
16 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter AspHAlt pAVinG, mAintenAnce & seAl coAt Rose Paving Company, Inc. A ssessment recoVerY S.B.S. Lien Services Attorne Ys Beaumont Gitlin Tashjian Fenton Grant Mayfield Kaneda & Litt, LLP Law Offices of Michael A. Hearn Miller Law Firm, The Tinnelly Law Group BAnkinG Mutual of Omaha Bank/CondoCerts Popular Association Banking Union Bank HOA Services constrUction m AnAGement Design Build Associates Stonemark Construction Management contr Actors Professional Services Construction, Inc. ProTec Building Services DeckinG WICR, Inc., Waterproofing & Decking FinAnciAl m AnAGement Mission Association Financial Fire & wAter cle AnUp & restor Ation American Technologies, Inc. ServiceMaster by Advanced Restoration Specialists FoUntAins California Waters HUm An resoUrces MMC, Inc. insUr Ance Brian Berce Insurance Agency SAX Insurance Agency Timothy Cline Insurance Agency, Inc. l AnDsc ApinG American Heritage StayBrickman/ValleyCrestLandscapeGreenInc. meterinG proDUcts & serVices MeterNet Sub-Metering & Billing Solutions pAint sUppliers Behr Paint Corporation Benjamin Moore & Co. Dunn-Edwards Paints Vista Paint Corporation pAintinG contr Actors Ferris Painting, Inc. FRESHCO Painters, Inc. Preferred Commercial Painting, Inc. Select Painting & Construction Super Painting Co. pest/ termite control Accurate Termite & Pest Control Critter Busters, Inc. Payne Pest Management, Inc. reserVe stUDies Reserve Studies Inc. rooFinG A-One Construction, Inc. secUrit Y Guard-Systems, Inc. Securitas Security Services USA, Inc. Universal Protection Service E VENT S PONSORS A-One Associa-PCMConstruction BAR S PONSOR Securitas Security Services USA, Inc. G RAND PRIZE S PONSOR Critter Busters, Inc. S HOW Brickman/ValleyCrestBAGS Ex HIBITORS
More than 100 HOA board members and managers attended our April 2 Homeowners Association Marketplace at the DoubleTree Hotel-Torrance. This was the first of three regional events planned this year to provide an opportunity for local managers and boards to first network with service providers in a relaxed Meet and Greet reception, and then attend a hosted dinner and educational presentation.
During the dinner David Swedelson, Esq. of SwedelsonGottlieb clarified important points about area.
exclusive use common
We sincerely appreciate the ingenuity and hard work of our HOA Marketplace Committee members who planned this event: Committee Chair Alan Denison (Stay Green Inc.), Carol Brockhouse, Michael Huffman (Management Professionals, Inc. AAMC), Sascha Macias (FirstService Residential), Jeremiah Masopust (Servpro of Burbank), Lisa Ann Rea (Mutual of Omaha Bank/CondoCerts), Mike Roberts (Oakridge Landscape), David San Filippo (Critter Busters, Inc.) and Rickey Teems (Securitas Security Services USA, Inc.).
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 17
18 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter ● ● ● By Brian D. Moreno, Esq., CCAL A How-To Guide for Community Associations Defending and Guarding Against Social Media Attacks
Most people would agree that words can be damaging depending on what is said. False and/or defamatory statements can be damaging in terms of a person’s reputation and business relations/dealings. In a common interest development, the governing non-profit mutual benefit corporation’s “value” is based in part on the value of the members’ property and how the community is governed. Certainly, the value of a member’s property can be significantly and negatively impacted by fraudulent, false and/or defamatory statements that are published on a Website or media site that is visible to the public. For example, defamatory statements can destroy a pending real estate sale or refinance—negative statements may cause a prospective buyer to cancel the sale or a lender to refuse to lend money. Likewise, defamatory remarks can cause a bank, vendor, or other company with which the community association is having business dealings to walk away from a
here are advantages and disadvantages to most things, including the Internet. For community associations, the Internet and social media sites can be helpful in a number of ways. The Internet and social media sites allow an association to communicate with its members immediately, distribute instant reminders, communicate meeting dates, provide status updates on projects, and provide electronic copies of the governing documents, just to name a few. With the ongoing evolution of media technology, Facebook and Twitter pages have become much more common and advanced in the way participants can communicate with each other. For example, Facebook allows community associations to engage owners in more of a conversation or interaction through posts, comments, “likes” or any of the other ways Facebook permits the participants to communicate. With this convenience, however, comes a host of legal issues that could, if they go unchecked, damage the community and its members. Traditionally, if an owner were upset and felt the need to complain, he or she could communicate with the community manager. Now, those same criticisms can be published and republished on a social media site for everyone to see. This scenario could potentially be a double-edged sword for a community association, as comments on the posts could result in more air time for the owner who plays and replays how they have been harmed, discriminated against or treated
unfairly—all showing the necessity to be careful and strategic in handling this type of situation. Since social media is not going away anytime soon, community associations must be proactive and smart with respect to responding to social media. This article focuses on various risks involved in responding incorrectly to a social media attack as well as how an association can and should respond and when to do it.
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C ON t INUeD ON PAGe 20
StiCkS AnD StonES…
20 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter contract. Additionally, the defamatory remarks can dilute and/or compromise the good standing of an association’s corporate name. Thus, it makes sense for communities and owners to work together in an effort to avoid the publication of statements that will end up decreasing property values or otherwise damage the association and/or its members.
SoCiAL MEDiA CoMMittEE
C ON t INUeD FROm PAGe 19 A How-To Guide for Community Associations
Sharing our withexperiencecommunity
MEDiA CoDE of EthiCS PoLiCy
If the association maintains a Facebook page or other social media page that is interactive, the association should consider adopting a media code of ethics policy containing protective language that guards against an improper use of the site. All users of the association’s social media page would sign the policy and agree to be bound by the terms before logging onto the page or interacting on the page. If an owner violates the policy, his or her use would be subject to suspension or revocation by the association. In addition, the association would retain the unilateral right to remove an owner’s post if it violates the policy.
The association should consider forming a social media committee that, among other things, monitors the association’s page to identify potentially controversial and/ or defamatory posts. In this way, the association would have some level of control and oversight with respect to improper postings. The board should give the committee some authority to remove postings that defame the association, its Defending and Guarding Against Social Media Attacks
BE ProACtivE
An association should give careful consideration to whether its Webpage or social media site should be interactive and whether member postings should be permitted; in no event, however, should nonmembers be given the right to access the association’s Website, nor should they be allowed to post comments or anything for that matter. The association board of directors must weigh the benefits with the risks of allowing the Website or page to be interactive and visible to the homeowner public. The board should also pay close attention to the information that is available on the site and the persons that have access to that information. Disclosing private and/ or confidential information to the general public could be detrimental to the community and its members. Assuming the association allows for the Website or social media site to be interactive with other members and visible by the community, the association should be proactive in terms of how the site is managed and regulated.
EDuCAtion Owner may not realize that by publishing negative postings online, they are shooting themselves in the foot so to speak because the negative postings may lower property values thus damaging the person that is posting the negative comments. Thus, the association board should consider holding informational discussions or distributing educational mailings that inform members about the potential consequences of a negative post or comment. Remember, once it’s posted on the Internet, it is never coming down.
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MEET A BANK WITH 20 YEARS IN NEIGHBORHOOD.THE
In the area of proactivity, associations should attempt to implement policies that promote transparency and communication with the membership allowing the members to be “heard” by the board and/or management. To the extent a dispute can be resolved internally and informally, the owner is going to be less likely to “blast” the association, board members or manager on a social media site.
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Smartstreet.com board, community manager or residents in the community. Additionally, the committee should consider working with an expert that is proficient in social media sites, uses and privacy protections to assist in carrying out the policy’s objectives.
tr AnSPArEnCy
tr ADEMArk As a nonprofit mutual benefit corporation, a community association can secure its business name through the Secretary of State. This is a simple process and prevents others from using that name. In addition, the community association can seek to further protect its name (and its property interests tied to that name) by applying for a trademark through the U.S. Patent and Trademark Office. Indeed, courts have held that even though a community association is a not-for-profit corporation, it still has a legitimate interest in protecting the community name, preventing dilution of that name by others, and guarding against potential confusion caused by the similarity in names and logos. inSur AnCE The association should consult with an insurance professional with respect to internal and external media sites. Many D&O policies, for example, exclude defamation claims or social media activities. If the association is going to create a social media profile, the board should discuss all potential claims with its insurance agent, on behalf of the carriers, so that Community associations should be proactive and implement policies that guard against media attacks…
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the board can make an informed decision before it takes any action (e.g., defamation, copyright infringement, emotional distress, invasion of privacy, interference with prospective business advantage, etc.) how ShouLD thE ASSoCiAtion rESPonD to An ACtuAL AttACk?
As noted above, in the event of a social media attack on an association page, the association has the ability to remove the posting, suspend or revoke an owner’s use privileges, and/or direct the user to cease and desist any further negative posts.
22 www.cai-glac.org | May/June 2015
on the association’s property rights? Is it defamatory— does it denigrate the association, its board members or the manager? The association’s legal counsel should be consulted to determine if the post warrants further attention and/or whether the association board should distribute a response or rebuttal to the claims being made, and if so, the proper forum. second, assuming the post warrants further attention, the association (through its legal counsel) should consider writing to the offending user requesting that the post be deleted. The particular media site should be copied and/or contacted directly about the alleged offending post. The letter should demand that the user cease and desist from continuing the post and require that the user remove the posting and/or modify or eliminate the Website at issue.
Third, if the user fails to comply with the cease and desist request, the board must decide whether to initiate more aggressive strategies aimed at the removal of the post and/ or elimination of the Website. Pursuing litigation against an owner for defamatory posts on a Website gets tricky. Federal and state laws protect a person’s right to free speech which must be balanced against the association’s right to protect its corporate interests. Thus, proving wrongdoing on the part of the owner is difficult as courts balance freedom of speech versus property rights and tend to err on the side of allowing free speech.
CAI-Greater Los Angeles Chapter
First, careful attention should be placed on the actual content of the post. Does the post violate any law or infringe and Guarding Against Social Media Attacks
C ON t INUeD FROm PAGe 21 A How-To Guide for Community Associations Defending
Likewise, depending on the page, the association could also disable the page or change certain settings so that users are unable to post onto the page. However, what if the improper posting comes from a Website or social media page that is being controlled by that owner or resident? Now that is another animal all together. Is the association without recourse?
fHa
Michael Hedge (CAI National) and Natalie Stewart (FHA Review) brief members on recent modifications in the FHA certification process, the new role that VA Approval is playing, and where the FHA is headed in the future. 201: navigating the certification Process
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 23
Fourth, the association board should look at other creative ways of dealing with the negative post. Perhaps meeting with the owner and explaining the negative impacts of such posts would convince the owner to remove or revise the post. The association should consider contacting the Internet Service Provider (IPO) and submit a complaint or request for resolution through that company’s channels. The IPO may be able to convince the owner to remove or modify the post.
Brian moreno, e sq., CCAL, is an attorney at SwedelsonGottlieb, a full-service law firm, dedicated to serving community associations through California. Brian may be reached at bdm@sghoalaw.com.
With the advancement of social media technology, associations that don’t want to be left behind the technology curve must be thoughtful, creative and strategic about how to use social media to the association’s benefit while being on the alert for posts that can harm the association, its board, and the association’s community manag er. Community associations should be proactive and seek to implement policies that guard against media attacks by owners as well as educate owners about the potential negative consequences of publishing damaging statements. To the extent association boards implement these strategies, the community can take advantage of many of the benefits the Internet and social media have to offer.
24 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter
M ore than 75 chapter members and friends came out to Santa Anita Park in Arcadia on April 18 for a day at the races—all donning their fancy hats. When they weren’t betting on the horses, attendees enjoyed having their caricatures drawn, munching on popcorn and eating lunch fresh off the grill. Pick the Pony Contest winner Alexandria Pollock won four of six horse races. Jerry Cobarruvias, Alexandria Pollock and Ryan Edwards won raffle prizes, and Gina Barfield won the Fancy Hat Contest. Many thanks to our sponsors for making this event possible. Social Committee members who were instrumental in the event’s success were: Committee Co-chairs Don Campbell (Wilshire Regent HOA) and Angel Fuerte (FRESHCO Painters), Josh Abramson (A.ALLBRIGHT 1-(800)-PAINTING), Jennifer Brunston (Action Property Management), Leslee Jones (Alliance Environmental Group), Alison Kronebusch (Reconstruction Experts, Inc.), Angelique Madrigal (Ross Morgan & Company, Inc. AAMC), Edward Newman (G4S Secure Solutions USA, Inc.) and Stephanie Sanders (Dunn-Edwards Paints). April 18, 2015
Saturday,
Sponsors W INNERS CIRCLE SPONSOR A-One Construction G RILL SPONSOR Alliance Environmental Group PICK THE P ON y CONTEST HAR-BRO, Inc. W RIST BAND S PONSOR Guard-Systems, Inc. P OPCORN & C ARICATURIST A.AllBRIGHt 1-(800) PAI ntI n G
Thanks to our
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 25 Pick the Pony Contest Winner Alexandria Pollock with HAR-BRO Sponsor Ashley Neff
Raffle
Prize Winners Alexandria Pollock, Jerry Cobarruvias, Ryan Edwards with Social Committee Co-chairs Angel Fuerte and Don Campbell Gina Barfield with Social Committee Co-chair Angel Fuerte Fancy Hat ContestFancyWinnerHat
26 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter Contact our Southern California Commercial Relationship Officer today! Larry Hooper, Vice President (714) 864-5171 Toll Free: www.associationbankers.comLHooper@bpop.com800-233-7164 Our DEDICATED experts understand the needs of community associations. We offer: • Financing for building repairs/improvement projects • Competitive fixed rates with terms up to 15 years • Excess FDIC insurance coverage limits Lockbox, cash management, and other depository services are also available. ©2013 Banco Popular North America. Member FDIC. August 15, 2015 5:00 – 9:00 p.m. The Aquarium of the Pacific 100 Aquarium Way Long Beach, CA 90802 $75 per BusinesspersonCasual Attire Outdoor Rooftop Wine Tasting & Light Meal Bes T O f CLA CHorizonssManagementCompanyORdOnBLeu Pacific Western Bank sOMM e L ie R steven G. segal insurance Agency, inc. e pi Cu R e WineA-OneAnConstructionsTeWARd Fenton Grant Mayfield Kaneda & Litt, LLp Law Offices of Michael A. Hearn
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 27 COASTCENTRALCOUNTYKERNEMPIREINLANDCOUNTYORANGEANGELESLOS A FULL SERVICE COMMUNITY ASSOCIATION LAW FIRM General Legal Counsel Governing DocumentDisputeLegalAmendmentsEnforcementOpinionsContractsResolution Civil Litigation InsuranceEnforcementBad Faith Construction Assessment Collections JudicialJeffreyForeclosureA.Beaumont, Esq.IntoTurningwww.bgtlawyers.com866.788.9998CommonInterestsCommonGround Community Association Homeowners And Board Members! CAI’s educational workshop, The Essentials of Community Association Volunteer Leadership, provides the perfect opportunity for board members and homeowners living in community associations to learn essential, relevant, and timely information that an help you lead your communities to harmony and prosperity. COuRse TOpi C s i nCLude: ● Maintenance ● Rules ● Finance ● Reserve Funds ● Meetings You’ll leave the eight-hour Saturday workshop with new ideas, solutions to problems, handouts for future reference, and the knowledge that there are resources and people to help you with your leadership responsibilities. 2015 dATes July 18 – Marina del Rey September 26 – Marina del Rey November 7 – Marina del Rey The eSS e NTIA l S o F communityassociation volunteer leadership Approved by the Department of Real e state as a proper use of association funds. Visit www.cai-glac.org for details and registration
mutualofomahabank.com Lisa Ann Rea VP/Regional Account Executive Toll805-907-8452Free866-800-4656, ext. lisa.rea@mutualofomahabank.com7500 pick the right tools for your next project. With community association lending expertise like ours, you’ll get the job done right.
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Social Media & Responding to Hostility: Choosing to Define the Rules of Engagement
28 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter
take that to the bank.
To learn more about CAl’s newest service and how mediation can benefit you, call the Chapter Office at 818-500-8636.
AFN46039_0913
■■■ By John Ko, CMCA® Social media and its peripheries have proven that they are not just an amusing fad, but are now an established staple of society & culture. Multi-million dollar lawsuits are being waged in response to free musings of bloggers and consumers. An entirely new job market has been created, which is not in hardware nor software, but in monitoring and using social data (what we do and how we feel about it). It is impossible to predict the next stage in the evolution, but social media and its influence are here to stay. For instance, there is now an entire industry in place ready to react to social media. Search engines are employed around the clock by hotels to eradicate rumor-mongering that may damage brand/image/sales (Bedbugs, anyone?). Restaurants are investing in high-resolution surveillance technology to disprove online critics (Did you really call in for a reservation?). Online review sites are investing in and communicating their policies & risk-management structures. And of course, the actual social media providers are investing capital to INCREASE the communication and create new markets that increase the number of applications that use this data. For a non-profit community association, navigating social media can be a grim and overwhelming landscape, especially when it is used negatively. Responding to those sites can be timeconsuming, because it is often impossible to identify where to focus time and attention. Unflattering media is also free and often anonymous, which only encourages the activity. There is no effective way to prevent social media attacks when you don’t know where to expect the first aggressive strike. Usually, the attack comes specifically with the intention of advertising grievances bringing unflattering attention to the Board and Management. Given all these things, it is wise for a community association to make choices early to minimize these types of attacks from taking the community off-course. Firstly, how sensitive and involved does the Association want to be? It is a reasonable position for the community to desire to be VERY engaged, but there will be costs involved and effects that come with it. Conceivably, a high amount of administrative service (time, communication, effort, labor) is required to fuel and maintain the engine. Just like “reality” television, a lot of time and effort will be spent dealing with speculation, gossip, separating truth from fiction, and creating topics that keep people involved. An association should look at these issues before deciding how deeply to become involved.
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 29
John Ko, CmCA®, is the Regional manager-Los Angeles for FirstService Residential, a full service management company with offices throughout the United States. Jon can be reached at john.ko@fsresidential.com.
When a crisis does erupt, the bad press must be overcome and the source of that press must be answered or addressed. To what degree does the Association acknowledge the attacks? This is a tough challenge, and the thinking has recently changed. Given the proliferation of mobile devices and their ease-of-use, it is much less of a concern that by publicly acknowledging attacks the Association appears petty or introduces the topic to otherwise uninvolved persons. The risk is much higher that the Association appears apathetic or opaque by choosing not to respond. The public understands by now that many Fortune 500 companies and public figures appear arrogant by not publicly addressing bad press. The Association and Management can prepare better by defining policy and publishing it early. For example, what resources are authorized to identify anonymous attacks? Is Management permitted to reach out to the Membership to offer dialogue on what the real problem is? Associations should answer these questions when putting together their guidelines. Associations should look at the underlying complaint present in the negative media. Most of the public outrage from anonymous authors is because of an allegation that the Association has something to hide. In those cases, the attackers do not think the normal approved conflict resolution works in their favor — which is why they attempt to resolve it via social media apps. Many times, the situation can be addressed favorably to the Association by simply publicly having a policy that offers Civil Code 5915 Meet and Confer to address the attacks. If the Membership knows that Association policy is reasonable and communicative, it encourages more transparency against onesided social media comments. social media is evolving. As it continues to develop, the data and identity of the users becomes more easily corroborated. Associations can use this media to increase transparency and communications which can save costs and, more importantly, keep focus on priorities. But just like all tools, it does not actually resolve conflict. A misunderstanding of social media can have dire consequences, especially when it is being used effectively by others against the interest of the Membership and Association. It is a challenge to integrate the knowledge that social media is instantaneous and 24/7/365 and to respect it. However, equally powerful is the fact that social media is just software — It is only powerful when people act upon its messages. As with any challenges, the keys to using social media effectively are being proactive, responsive, and remembering to follow-through with communications that reinforce positive vision.
30 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter NE w CAI- GLAC MEMBErs! welcOme A s OF A P rIL 30, 2015 BU s INE ss P r OFE ss IONAL s r EC r UITE r CertaPro Painters of Santa Clarita CAI National mCA Building maintenance CAI National On t ime Building maintenance, Inc. CAI National Paint Squad, LLC Susan Bartley COMMUNITY A ss OCIATION s montecito Homes martha Olvera, C mCA®, COMMUNITY MANAGEMENT COMPANIE s Bella Vista Property management mahendra Sami COMMUNITY MANAGE rs Ana Abrego CAI National s abrina Hart Diane Hilliard Ross morgan & Company, Inc., AA mC CCA m ®, C mCA®, A m S®, PCA m ® John Kelly Bea Blessley, C mCA® Jenkins Properties management Company, Inc. Jacklyn Kocher Diane Hilliard Ross morgan & Company, Inc., AA mC CCA m ®, C mCA®, A m S®, PCA m ® COMMUNITY MANAGE rs (continued) r EC r UITE r Ashley Miller Diane Hilliard Ross morgan & Company, Inc., AA mC CCA m ®, C mCA®, A m S®, PCA m ® s cott s akai CAI National s haron Vanwey CAI National Lorie Ann Vos Sascha macias FirstService Residential C mCA®, A m S® Teressa w hitsitt Diane Hilliard Ross morgan & Company, Inc., AA mC CCA m ®, C mCA®, A m S®, PCA m ® COMMUNITY A ss OCIATION LEA dE rs michael torres Condominium Exterior High - Rise Commercial H.O.A. Commercial Exterior Apar tment Exterior Condominium Exterior Commercial Exterior Commercial Exterior Commercial Exterior Commercial Exterior H.O.A. Exterior H.O.A. Exterior H.O.A. Exterior Shopping Mall Tennis Cour t HI-TECH Painting and Water Proofing 1-800-750-8423 www.hitechpainting com Lic. # B, C-33 866801 E thexperience D FREE ESTIMATE 1-800-750-8423
Matthew davidson, CCAM® Action Property management, Inc.
Eduardo Campillo Action Property management
Helen Essayan-Cook HOA Organizers, Inc.
Heather d ellorso, CMCA®, AM s ® Concept Sevenr, LLC Kelle Ellerbroeck, CMCA® Horizon management Company
Lisa Frasquillo, CCAM® HarborPlace tower HOA danielle Glass-Hays, CCAM ® Hays management Group
Vyara Melton ViArt management
Melissa Mills, CMCA® e lleven HOA Fardad david Nehouray HOA Organizers, Inc.
Matthew Nelson, CCAM® Horizon management Company Pete Ong, Jr., CCAM®, CMCA®, AM s ®, PCAM® Partners Community management Craig Phillips, CCAM®, CMCA®, AM s ®, PCAM® International tower Owners Association Paul Policarpio Cabrini Villas HOA Gina s esto, AM s ® Horizon management Company Marcia s oedjono HOA Organizers, Inc. Cheryle s tites, CMCA® Bali management Group dawn s uskin, CMCA® FirstService Residential ChristineCMCA®,Vanderbeck-Alfieri,AMs® Azzurra HOA. Connie Vohden, CCAM®, CMCA®, AM s ®, PCAM® Community Association Specialists, Inc. COMMUNITY A ss OCIATION LEA dE rs Niki e ngel TO rENE w ING MEMBErs! Our THanKs As OF A P rIL 30, 2015
Carmen Harper SK management, LLC s andra LaBelle HOA Organizers, Inc. Gregg Landis Bel Air Glen HOA s haron Levine, CMCA® Horizon management Company
david Bucks Valley Association management
Mary Carpenter Park wellington OA Alyson Clark HOA Organizers, Inc.
Gilda Curry, CMCA® Scott management Company
CAI-Greater Los Angeles Chapter May/June 2015 | www.cai-glac.org 31 BU s INE ss P r OFE ss IONAL s Adams Kessler, PLC Aeroscopic e nvironmental, Inc. AlliedBarton Security Services Antis Roofing & w aterproofing Association Lien wwVistatSilldorfServproServproServproPersonalPCParkNorthStarmmLawKhatriKevinJeffreyFirstCoinmachCINCCertaProCABurdmanBilt-ASRAssociationStudies.comServicesConstructionwellRoofing&wardLawOfficesmServicesPaintersLtd.SystemsCorporationCitizensBankHallFinancial&InsuranceServicesDavisInsuranceServicesInternationalOfficesofJeannemcDonaldcCafferyReserveConsultingissionLandscapemovingCorporationwestLandscapemanagementwContractingServicestouchCleaning&maintenanceReserveStudiesInc.ScottLitmanInsuranceAgency,Inc.SelectPaintingServicemasterByAdvancedRestorationSpecialistsofBurbank,Chatsworth,VanNuys&CrescentaValleyofHollywoodHills/LosFelizofSantaClaritaValley/Palmdale/Acton/Lancaster&Levine,LLPinnellyLawGroupPaintCorporationesternAreaSecurityServicesesternmagnesite COMMUNITY A ss OCIATION s 1323 Carmelina Avenue Association Azzurra HOA e scadrille HOA Harte terrace HOA Le Faubourg-St. Louis mira Verde HOA Sandside Villas HOA tara Hill HOA Village Court Del Amo HOA COMMUNITY MANAGEMENT COMPANIE s Accell Property management, AA mC Bali management Group Bartlein & Company, Inc. Classic Property management, Inc. Community Property management management Professionals, Inc., AA mC mcCabe Property management, Inc. Prime Association Services Valley Association management COMMUNITY MANAGE rs Christine Albrecht, CMCA®, AMs®, PCAM® Valencia management Group, AA mC Karen Ansell, CMCA®, AM s ® Omni Association management d enise Bergmans Condominium Administration Co., Inc. Anda Bewhite, CCAM®, CMCA®, AM s ®, PCAM® All west management
South Bay Luncheon Program for HOA Boards and managers –11:30 a.m. DoubleTree by Hilton Torrance-South Bay, 21333 Hawthorne Blvd., Torrance, CA 90503
19 Chapter Board of Directors meeting – 8:30 a.m. Chapter Office, Glendale JULY15
17 Chapter Board of Directors meeting – 8:30 a.m. Chapter Office, Glendale 18 e ssentials of Community Leadership workshop – 8:15 a.m. Regatta Seaside HOA, 13600 Marina Pointe Drive, Marina del Rey, CA 90292
32 www.cai-glac.org | May/June 2015 CAI-Greater Los Angeles Chapter 2015 CALENd A r OF EVENT s aDverTisinG infOrmaTiOn Dimensions & Rates: Artwork must not exceed the exact dimensions of that size ad. For more information, call the Chapter office: 818-500-8636. Ad size Ad Dimensions Members Non-Members ⅛ page 3½" wide x 2" (Horizontal)high $200 $400 ¼ page 3½" wide x 4¾" high (Vertical) $300 $600 ½ page 7½" wide x 4¾" (Horizontal)high $425 $850 Full Page 7½" wide x 9.75" high (Vertical) $800 $1,400 Payment: Rates are subject to change without notice. By credit card, check or cash. Minimum three-insertion contract. Rates subject to change without notice. Advertising Sales: Please contact the Chapter office for advertising specifications and deadline information at: 818-500-8636. JUNE02 westside evening educational Program – 7:00 p.m. Regatta Seaside HOA, 13600 Marina Pointe Drive, Marina del Rey 90292 04 San Fernando Valley Homeowners Association marketplace –5:30 p.m. Woodland Hills Hilton, 6360 Canoga Avenue, Woodland Hills, CA 91367 17 South Bay Luncheon Program for HOA Boards and managers –11:30 a.m. DoubleTree by Hilton Torrance-South Bay, 21333 Hawthorne Blvd., Torrance, CA 90503
Long Beach educational Program for HOA Boards – 6:00 p.m. Renaissance Long Beach Hotel, 111 E. Ocean Blvd., Long Beach, CA 90802
29 Valencia educational Breakfast for HOA Boards and managers –8:30 a.m. Location TBD, Valencia AUGU s T 5-7 m -100 P mDP Course Sheraton Gateway, Los Angeles 11 managers Only Breakfast workshop – 9:00 a.m. Location TBD 15 “Sipping by the Sea” w ine Night – 5:00 p.m. Aquarium of the Pacific, 100 Aquarium Way, Long Beach, CA 90802
19 SF Valley Luncheon Program for HOA Boards and managers –11:30 a.m. Warner Center Marriott, 21850 Oxnard Street, Woodland Hills, CA 91367
21 Chapter Board of Directors meeting – 8:30 a.m. Chapter Office, Glendale s EPTEMBEr15
16 westside Luncheon Program for HOA Boards and managers –11:30 a.m. DoubleTree by Hilton Westside, 6161 W. Centinela Blvd., Culver City
18 Chapter Board of Directors meeting – 8:30 a.m. Chapter Office, Glendale 26 e ssentials of Community Leadership workshop – 8:15 a.m. Regatta Seaside HOA, 13600 Marina Pointe Drive, Marina del Rey, CA 90292
aDverTisers i n Dex 18 A.ALLBRIGH t 1-(800) PAIN t ING 34 Animal & Insect Pest management Inc. 27 Association Reserves, Inc. 27 Beaumont Gitlin tashjian 22 CBCI Construction, Inc. 13 Farmers Insurance Group –Steven G. InsuranceSegalAgency, Inc. 26 Ferris Painting, Inc. 30 Hi-tech Painting and water Proofing 15 Law Offices of michael A. Hearn 28 mutual of Omaha Bank/ CondoCerts 32 Poindexter & Company, CPAs 26 Popular Association Banking 29 Preferred Commercial Painting, Inc. 23 R.w. Stein Painting, Inc. 7 Ross morgan & Company, Inc. 29 Reserve Studies Inc. 11 Sandra macdonald Insurance 9 Select Painting & Construction 20 Sky Painting 19 SwedelsonGottlieb 21 Union Bank HOA Services 31 w itkin & Neal, Inc. 5 wolf, Rifkin, Shapiro, Schulman & Rabkin, LLP
One (1) point for each business partner member recruited in a category already existing in the 2015 Membership Directory. Two (2) points for a business partner in a sector of business not yet represented in the Chapter. Two (2) points for an individual HOA board member or community manager. T hree (3) points for recruiting a management company.
THE
reCruITer r AFFLe Evening Out On The Town ($500 Value)
RULES
Each time you recruit a new member, you receive points toward your membership recruitment total. Points will accrue from January 1 through December 31, 2015. The more members you recruit, the more you’ll increase eligibility for the Grand Prize. Points are based on the following membership categories:
CAI membership with colleagues and friends during 2015!
All 2015 recruiters (except the Grand Prize winner) who have achieved a minimum of 10 points will go into a raffle drawing held in January 2016 (when all the 2015 results are in).
The member who has recruited the most new memberships in the previous month will be recognized at the next luncheon and awarded a $50 gift certificate.
CurrenT SpOnSOr S
Gr AnD pr IZe 3-Day, 2-Night Vacation Package ($1,000 Value) Member with the highest number of points as of December 31, 2015 will be awarded the Grand Prize. (Minimum 20 pts. needed to qualify.)
Los Angeles Events
AMERICAN TECHNOLOGIES, INC. INFINITY PROPERTY SERVICES CENT uRION GROuP Sk Y PAINTING GREAT ESCAPE Three Contests… Three Prizes CAI-GLAC’s 2015 Membership recruiter Contests
The following rules apply to the campaign:
reCruITer-OF-THe-MOnTH $50 Gift Certificate
• Completed applications and membership dues for qualified applicants must be received at CAI between January 1, 2015 and December 31, 2015 to be counted toward the Grand Prize.
Whether it’s a chance to win a weekend away or an evening out, you can win BIG by sharing the benefits of
• To receive recruiter credit, you must be listed as the CAI member responsible for recruitment on the printed application form submitted, or be identified through CAI National membership reports.
• In the case of a tie, a random drawing will determine the Grand Prize winner.
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