Focus Magazine - May/June 2015

Focus

May/June 2015

L.A.’s Premier Source of Information for Community Associations

Save the Date:

Sipping by the Sea Wine Night

Overcoming Renovation Challenges Assistance Animals Everywhere!

Social Media in an HOA World

Challenges

August 15

CAI-Greater Los Angeles Chapter Presents

Homeowners Association Marketplace Thursday, June 4, 2015 Hilton Woodland Hills

6360 Canoga Avenue, Woodland Hills, CA 91367 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)

Schedule 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

• Raffle Prizes

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!

EVENT SPONSORS

A-One Construction, Inc. Associa Critter Busters, 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

2015 BOARD OF DIRECTORS Officers Katy Krupp, President Fenton, Grant, Mayfield, Kaneda & Litt, LLP, 949-435-3800 Lisa Tashjian, Esq., President Elect Beaumont Gitlin Tashjian, 866-788-9998 Michael Lewis, CCAM®, CMCA®, AMS®, PCAM®, Vice President Concept Seven, LLC, 310-622-7012 Joanne Peña, CMCA®, AMS®, PCAM®, Secretary Horizon Management Company, 310-543-1995 Meigan Everett, PCAM®, Treasurer Gold Coast Property Pros, 424-238-2333 Matt D. Ober, Esq., Past President Richardson Harman Ober, PC, 626-449-5577 DIRECTORS Greg Borzilleri PCW Contracting Services, 949-285-7802 Carol Brockhouse, 818-336-2892 Donald Campbell, CCAM®,CMCA®, AMS®, PCAM® Wilshire Regent HOA, 310-474-5563 Pamella De Armas SAX Insurance Agency, 310-740-4274 Linda Healey, CCAM®, PCAM® The Californian on Wilshire, 310-234-5905 Dick Pruess Castlegate HOA, 626-584-0000 Lynn Ruger Warner Club Villas HOA, 818-703-7090

CHAPTER EXECUTIVE DIRECTOR Joan Urbaniak, MBA, CMCA®

2015 COMMITTEE CHAIRS Awards Katy Krupp, Fenton, Grant, Mayfield, Kaneda & Litt, LLP COMMUNITY OUTREACH Meigan Everett, CMCA®, PCAM®, Gold Coast Property Pros EDUCATION Anda Bewhite, MBA, CCAM®, CMCA®, AMS®, PCAM®, All West Management FINANCE Jolen Zeroski, CMCA®, Union Bank HOA Services GOLF TOURNAMENT Teresa Agnew, Roseman & Associates, APC Ryan Dudasik, EmpireWorks Reconstruction & Painting LEGISLATIVE ACTION Lisa Tashjian, Esq., Beaumont Gitlin Tashjian MARKETPLACE Alan Denison, Stay Green Inc. MEDIATION SERVICES Matthew Grode, Esq., Gibbs, Giden, Locher, Turner, Senet & Wittbrodt, LLP PROGRAMS/LUNCHEONS Linda Healey, CCAM®, PCAM®, The Californian on Willshire Brian Moreno, Esq., SwedelsonGottlieb PUBLICATIONS Matthew Gardner, Esq., Richardson Harman Ober PC FOCUS Magazine Matthew Gardner, Esq., Richardson Harman Ober PC Jacklyn Wolf, Stonemark Construction Management Membership Directory Stephen S. Grane, Alante/MCS Insurance Services Web Site Lynne Collmann, CMCA®, AMS®, Savoy Community Association SATELLITE PROGRAMS Ruth Moffitt, CMCA®, AMS®, PCAM®, Valencia Management Group AAMC® Craig Phillips, CCAM®, CMCA®, AMS®, PCAM® International Tower Owners Assn.

SOCIAL Donald Campbell, CCAM®, CMCA®, AMS®, PCAM®, Wilshire Regent HOA Angel Fuerte, FRESHCO Painters Inc. WINE NIGHT Joanne Peña, CMCA®, AMS®, PCAM®, Horizon Management Company Jolen Zeroski, CMCA®, Union Bank HOA Services

CAI-Greater Los Angeles Chapter

Newsworthy 4 Overcoming Renovation Challenges: Ponderosa Springs 6 Federal Challenges for Community Associations Loom Large in 2015 8 News From Sacramento 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 32 32 32

CAI-GLAC Membership News 2015 Upcoming Events Advertisers Index Advertising Information

On the Cover

Photo Credit: Key Taheri, Design Build Associates

Save the Date: Sipping by the Sea Wine Night August 15

This 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.

National Office Address: 6402 Arlington Blvd. #500, Falls Church, VA 22042 Tel: 888/224-4321 • Web Site: http://www.caionline.org

Stay Connected:

130 N. Brand Blvd., Ste. 305 Glendale, CA 91203 Office: 818-500-8636 Fax: 818-500-8638

May/June 2015 | www.cai-glac.org

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Challenges

P

utting together programs 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.

In this issue of FOCUS, we are looking

to get the short answer on the difference between emotional support animals and service animals.

2015 CAI-GLAC Super Sponsors

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.

A.ALLBRIGHT 1-(800) PAINTING A-One Construction Accurate Termite & Pest Control Animal & Insect Pest Management, Inc. Behr Paint Corporation/ THE HOME DEPOT USA Benjamin Moore & Co. Best Alliance Foreclosure & Lien Services Fenton, Grant, Mayfield, Kaneda & Litt, LLP Ferris Painting, Inc. Guard-Systems, Inc. Hi Tech Painting & 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

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.

Jill VanZeebroeck reminds us that different communities require different approaches to social media. Her article offers the manager’s from the Editor’s Desk insight into social media and outlines some recommendations she has implemented at some of your challenges and hoping in her communities. to give you a sense of how some of your fellow members tackle these issues.

John Ko finishes up our look at social

Note

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.

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

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.”

Warm regards, — Matthew Gardner, Esq. Editor

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.

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Platinum

Gold Beaumont Gitlin Tashjian Brickman/ValleyCrest Critter Busters, Inc. General Pavement Management, Inc. Law Offices of Michael A. Hearn Miller Law Firm S.B.S. Lien Services Select Painting Stay Green Inc. Tinnelly Law Group Silver American Technologies, Inc. Association Reserves, Inc. California Waters Mission Landscape Services Mutual of Omaha Bank/CondoCerts PCW Contracting Services Professional Services Construction, Inc. Reserve Studies Incorporated SAX Insurance Agency Sherwin-Williams Paint SwedelsonGottlieb Universal Protection Service Wolf, Rifkin, Shapiro, Schulman & Rabkin, LLP

Bronze American Heritage Landscape ASR Construction CBI-Collins Builders, Inc. Design Build Associates FRESHCO Painters, Inc. Poindexter and Company, CPAs Seacoast Commerce Bank Silldorf & Levine, LLP Stonemark Construction Management Timothy 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-Greater Los Angeles Chapter

Message

FROM THE President

Promote the General Welfare

I

f you have been following along the past few months reading my President’s Message, you should be looking forward to this edition on Promote the General Welfare. Each edition singles out a particular stanza (from the Preamble of the Constitution) which reflects my platform of “We, the People.”

Merriam-Webster defines welfare as the state of being healthy, happy and prosperous in addition to organized efforts by a community to improve circumstances. As members of CAI, who doesn’t strive for health, happiness and prosperity? Don’t “We, the People” of CAI constantly congregate to improve ourselves through education, idea sharing and good old-fashioned fun? This portion of the preamble seems pretty obvious, doesn’t it?

As we enter into spring with the passing of winter, the possibilities are endless.

What little snow we had is melting off the mountaintops and the terrain is turning different shades of green.

Tiny flower buds are unfolding and starting to bloom. How could anyone feel anything other than hopeful with this renewed awakening? And then, the element of surprise hits. Perhaps, it’s an unexpected fire in your home, or the obstacles brought on through renovations. Maybe it’s a social media attack by an uneducated reporter on our beloved HOA industry or the challenges of getting a companion animal. That’s right, a companion animal…

Our editors have gathered useful information on these topics to be discussed in this issue with some

CAI-Greater Los Angeles Chapter

helpful tips on how to overcome and thrive. It is one thing to say we all want to improve our circumstances on behalf of ourselves and others. Until we walk the walk and talk the talk, it will never happen. Let’s all make a commitment to Promote the General Welfare not only for ourselves but for each other to ensure a healthy, happy and prosperous community and organization!

In case you haven’t been paying close attention to what our wonderful Greater Los Angeles Chapter has been up to, the following is a quick synopsis.

Remember— get involved with our chapter to get the most out of your membership. We have a lot of fun in addition to bringing you current, relevant, newsworthy topics to take back to your businesses, management firms and HOAs. We are here to assist you to become the best People we can be.

The March 18 Luncheon entitled, “Move your Workplace Tech to the Next Level,” and was a very interesting program presented by Robert Sides, General Manager at Regatta Seaside HOA, and David Swedelson, Esq. They provided the audience with ideas on how to maximize tech efficiency and tips on cyber security. Our March 25 Valencia Breakfast had a huge crowd of eighty-five present. Matt Ober, Esq.’s program, “Wired,“ gave us advice and the consequences of our ever-evolving technical world of Facebook, social media and electronic distribution.

April was a very busy month. The April 2 Marketplace at the DoubleTree Hotel in Torrance had a very clever theme: “An Evening in Napa.” Leonard Siegel, Esq. and David Swedelson, Esq. spoke about Exclusive Use Common Area. There were more than 120 attendees present. On April 9, we met for a San Gabriel Valley Evening Program entitled, “Mitigating

Water Damage. “ Russell Higgins. Esq. and John Temoyan presented the hazards of water and the necessity for a quick response. For those of us interested in the political arena, on April 13 we headed to Sacramento for “A Day at the Capitol,“ meeting with legislators and dining with the CLAC delegates. Our Chapter has reached over 30% of our CLAC contribution goal. We need to continue to raise funds towards educating our legislators on the importance of HOA awareness. The Culver City Luncheon on April 21 was on a hot subject, the FHA. Michael Hedge, Sr. Director for Government & Public Affairs at CAI National & Nathalie Stewart, FHA Review, presented “FHA 201,” which explained recent modifications, the certification process, misinformation and how to maintain your association’s status.

And for the final event of the month, on April 25, the Chapter held its second Santa Anita Day at the Races. Seventy-five of us placed bets and enjoyed lunch at the track. Only winners were there that day!!!

I have saved the best for last… The CAI National Conference was held in Las Vegas April 29 – May 2. Our CAI Greater Los Angeles Chapter received the Achievement Award for Giving Back to our Communities 2014 submission in the Public Affairs category. Thank you Meigan Everett and your committee for planning wonderful Outreach opportunities to keep us humble and feed our loving hearts.

Additionally, the Chapter also won the Best Net Retention (91%) award in the Very Large Chapter category in the 2014 calendar year. Congratulations GLAC! We will continue to submit outstanding programs for awards at next year’s conference in Orlando, Florida.

As always, please give me a call or quick email if you have any question or need answers to anything CAI. I look forward to seeing you at the next GLAC event or luncheon.

— Katy Krupp 2015 Chapter President

May/June 2015 | www.cai-glac.org

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♦♦♦ By Dennis Brooks

P

onderosa Springs Homeowners Association 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.

The budget estimate indicated that the association may need a bank loan in addition to the passage of a special assessment.

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Photo Credit: Key Taheri, Design Build Associates

Overcoming Renovation Challenges: Ponderosa Springs

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.

T

he vote was 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.

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.

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

CAI-Greater Los Angeles Chapter

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) 310.478.6363 www.wrslawyers.com

CAI-Greater Los Angeles Chapter

May/June 2015 | www.cai-glac.org

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Federal Challenges for Community Associations Loom Large in 2015

By Michael Hedge ■ 2015 is shaping up to be a challenging year for community associations at the federal level. A key federal mortgage regulator is leading an assault on association lien priority laws, while HAM radio hobbyists are asking Congress to overturn community association architectural standards. Despite these challenges, important progress is being made on the key CAI priority of securing community association access to federal disaster assistance.

■ Federal Assault on Association Lien Priority 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.

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.

■ HAM Radio Towers & Fixed Antennas Could be Coming to your Association 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.

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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.

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.

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.

■ Federal Disaster Assistance in Community Associations 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.

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.

CAI-Greater Los Angeles Chapter

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 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!

CAI-Greater Los Angeles Chapter

May/June 2015 | www.cai-glac.org

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news

from sacramento

By Skip Daum

CAI California Legislative Action Committee’s Legislative Day at the Capitol 2015

W

e 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!

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.

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.”

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

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CAI-GLAC members represent the Chapter in Sacramento at Day at the Capitol.

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. ●● 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. ●● A bill that allows clotheslines will be amended to allow associations to adopt restrictions as to placement location, visibility, and safety. ●● 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. ●● 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. ●● Several synthetic turf bills are in play again, two of which offer owners a tax credit for replacing their organic lawns.

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.

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.

Skip Daum is our Legislative Advocate for CAI's California Legislative Action Committee and may be reached at caiclac@aol.com.

CAI-Greater Los Angeles Chapter

OUR THANKS TO 2015 CLAC CONTRIBUTORS January 1 – April 30

Goal: $24,645

38%

of goal as of 4/30/15

CAI-Greater Los Angeles Chapter

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 HOA Berkeley 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 & Consulting Culver Centrale HOA Eight on Twenty HOA El Centro, Inc. Florwood Estates HOA Forest Park Village HOA Galaxy HOA Gorham Park HOA Inc. Harbor Knolls HOA Hayworth OA Heritage Townhomes OA Hermosa Surf Condos Hillcrest Meadows HOA Hillcrest Rolling Hills HOA Hopi HOA Idaho Villas 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 HOA Polynesian OA Rancho-Glen HOA Ridgeley Vista Chateau HOA Roxbury Park COA S. Manhattan Place HOA Seascape-Redondo HOA, 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

May/June 2015 | www.cai-glac.org

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How to Avoid Getting Bitten Service Animals vs. Emotional Support Animals

By Lynne Collmann, CMCA, AMS, Matthew Grode, Esq. and Philip Zvonicek, Esq.

L

ike 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.”

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.

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?

■ A service 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.

■ An emotional support 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.

Emotional support animals are typically dogs and cats, but may include other animals.

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.2 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

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.

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 accommodations may be necessary to afford a handicapped person equal opportunity to use and enjoy a dwelling unit, including public and common use areas.”

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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.

Lynne Collmann, CMCA, AMS is General Manager of the Savoy Community Association in downtown Los Angeles.

She can be reached at lcollmann@savoyhoa.com.

Matthew L. Grode, Esq. and Philip C. Zvonicek, Esq. are equity partners with the law firm of Gibbs Giden Locher Turner Senet & Wittbrodt LLP in Los Angeles, California. Their practices are dedicated to the representation of common interest communities, real estate and construction matters. They can be reached at mgrode@gibbsgiden.com and pdvonicek@gibbsgiden.com, respectively.

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ased 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.

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.

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.

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

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third parties about individual animals or their handlers should likely be avoided.

Additionally, 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, Esq. is a partner of Iger Wankel Bonkowski, LLP, a law firm specializing in community association law.

He can be reached at dwankel@igerwankel.com

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his 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 a professionally-managed Website and email platform through a third party provider, I strongly recommend the third party route for reasons that will become clear as you read on.

In the case of the hotline, it was implemented in a 100unit beach community that consisted primarily of parttime and weekend residents (over 60%). Social media communication became a key element in letting people know what is going on in the community as they planned their visits throughout the year. The hotline was set up to allow members to interact amongst themselves, management and the board. It also provided a place to find governing documents, forms, financials, and meeting minutes. Initially, the Website permitted residents to share information among themselves about beach happenings, traffic snarls and service providers. From management’s perspective, it was an effective communication tool to inform everyone about the status of special projects, post meeting notices, agendas, and the like.

Directors were concerned about freedom of speech issues but had to weigh whether someone should be censored from posting false statements on the hotline.

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 second-guessed.

Residents used the hotline as a platform to pontificate about their experience and their opinions. It seemed as though the rants were especially prolific at 2:00 a.m. and perhaps after someone had a few glasses of wine! A contractor who was being maligned threatened to sue the association if the board did not get control of the situation.

After conferring with legal counsel, the board found that even though the Civil Code does not address social media communications specifically, it still fell within its fiduciary duty to govern. Thereafter, the board determined they would preclude members from posting items on the hotline that were knowingly false statements. Because the association could be exposed to adverse legal claims (e.g. defamation or slander), refusing to post such a statement was in the best interest of the association and helped limit the association’s liability exposure. Members who ### By Jill VanZeebroeck, PCAM desire to communicate with each other on community A board member moderated the Website and invited residents issues may do so, but the association is not obligated to to join. Fifteen years ago when the hotline started, there facilitate their communications, especially if it exposes the was excitement over this cutting-edge communication tool. association to a potential claim.

Members felt they were a part of an exclusive group. Little did The hotline is now moderated by a board member and the they know that over time their email box would become flooded manager. Members who are known for their false statements with unfiltered criticisms of board and management and meanare on a list, and those posts are held in a file for review before spirited gossip about their neighbors. Boards struggled with they are released into the members’ email boxes. What started how to respond, if at all—as this was unchartered territory. out as a progressive, cutting-edge communication tool back

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Social Media in an HOA World: Cutting Edge or the Edge of Insanity

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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.

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 I also have experience with an association with more than 400 members that engaged a third-party Website There’s and email host to handle maintenance got to requests, email communication blasts a and document portals. Through this be r third-party site, members can send bette emails and work orders only to the way… 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 1 11/7/2014 the ratherad-(W7.5xH4.75).pdf simple hotline group.9:28:55 ForAM example, members can

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 streamlined communications and a single portal for documents, it can also provide a forum for gossip and bullying. Boards must weigh the benefit versus the consequences and decide which option is best for the association at large.

Jill Van Zeebroeck, PCAM,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.

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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 exclusive use common area.

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.).

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Exhibitors ASPHALT PAVING, MAINTENANCE & SEAL COAT Rose Paving Company, Inc. ASSESSMENT RECOVERY S.B.S. Lien Services ATTORNEYS 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 MANAGEMENT Design Build Associates Stonemark Construction Management

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CONTRACTORS Professional Services Construction, Inc. ProTec Building Services DECKING WICR, Inc., Waterproofing & Decking FINANCIAL MANAGEMENT Mission Association Financial FIRE & WATER CLEANUP & RESTORATION American Technologies, Inc. ServiceMaster by Advanced Restoration Specialists FOUNTAINS California Waters HUMAN RESOURCES MMC, Inc. INSURANCE Brian Berce Insurance Agency SAX Insurance Agency Timothy Cline Insurance Agency, Inc.

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LANDSCAPING American Heritage Landscape Brickman/ValleyCrest Stay Green Inc.

PEST/TERMITE CONTROL Accurate Termite & Pest Control Critter Busters, Inc. Payne Pest Management, Inc.

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PAINT SUPPLIERS Behr Paint Corporation Benjamin Moore & Co. Dunn-Edwards Paints Vista Paint Corporation PAINTING CONTRACTORS Ferris Painting, Inc. FRESHCO Painters, Inc. Preferred Commercial Painting, Inc. Select Painting & Construction Super Painting Co.

ROOFING A-One Construction, Inc. SECURITY Guard-Systems, Inc. Securitas Security Services USA, Inc. Universal Protection Service

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A How-To Guide for Community Associations Defending and Guarding Against Social Media Attacks ●●● By Brian D. Moreno, Esq., CCAL

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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.

Sticks and Stones…

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 Continued on page 20

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A How-To Guide for Community Associations Defending and Guarding Against Social Media Attacks Continued from page 19

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.

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.

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.

Social Media Committee 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

Sharing our experience with community

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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.

Trademark 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 Transparency can seek to further protect its name (and its property interests tied to that In the area of proactivity, associations Community associations name) by applying for a trademark should attempt to implement policies should be proactive and through the U.S. Patent and Trademark that promote transparency and Office. Indeed, courts have held that communication with the membership implement policies that guard even though a community association allowing the members to be “heard” by against media attacks… is a not-for-profit corporation, it still the board and/or management. To the has a legitimate interest in protecting extent a dispute can be resolved internally the community name, preventing dilution of that name by and informally, the owner is going to be less likely to “blast” the others, and guarding against potential confusion caused by association, board members or manager on a social media site. the similarity in names and logos.



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.

Insurance 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 Continued on page 22

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A How-To Guide for Community Associations Defending and Guarding Against Social Media Attacks Continued from page 21

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.

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?

First, careful attention should be placed on the actual content of the post. Does the post violate any law or infringe

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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.

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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.

FHA 201: Navigating the Certification Process

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.

Brian Moreno, Esq., 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.

CAI-Greater Los Angeles Chapter

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.

May/June 2015 | www.cai-glac.org

23

Saturday, April 18, 2015

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).

24

www.cai-glac.org | May/June 2015

Thanks to our Sponsors Winners Circle Sponsor

A-One Construction Grill Sponsor

Alliance Environmental Group Pick the Pony Contest

HAR-BRO, Inc.

Wrist Band Sponsor

Guard-Systems, Inc.

Popcorn & Caricaturist

A.Allbright 1-(800) Painting

CAI-Greater Los Angeles Chapter

Raffle Prize Winners Alexandria Pollock, Jerry Cobarruvias, Ryan Edwards with Social Committee Co-chairs Angel Fuerte and Don Campbell

Fancy Hat Contest Winner Gina Barfield with Social Committee Co-chair Angel Fuerte

Pick the Pony Contest Winner Alexandria Pollock with HAR-BRO Sponsor Ashley Neff

CAI-Greater Los Angeles Chapter

May/June 2015 | www.cai-glac.org

25

August 15, 2015 5:00 – 9:00 p.m.

The Aquarium of the Pacific 100 Aquarium Way Long Beach, CA 90802 $75 per person Business Casual Attire

Outdoor Rooftop Wine Tasting & Light Meal

Best of Class

Horizon Management Company Cordon Bleu

Pacific Western Bank Sommelier

Steven G. Segal Insurance Agency, Inc. Epicurean

A-One Construction Wine Steward

Fenton Grant Mayfield Kaneda & Litt, LLP Law Offices of Michael A. Hearn

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26

www.cai-glac.org | May/June 2015

CAI-Greater Los Angeles Chapter

T h e Ess e ntia l s o f

community association volunteer leadership

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 Topics Include: ● 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

Visit www.cai-glac.org for details and registration

November 7 – Marina del Rey Approved by the Department of Real Estate as a proper use of association funds.

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CAI-Greater Los Angeles Chapter

Call or go to our website for more information, samples or Free bid

800.733.1365

www.reservestudy.com

Jeffrey A. Beaumont, Esq.

May/June 2015 | www.cai-glac.org

27

Social Media & Responding to Hostility: Choosing to Define the Rules of Engagement ■ ■ ■ By John Ko, CMCA®

S

ocial 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.

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To learn more about CAl’s newest service and how mediation can benefit you, call the Chapter Office at 818-500-8636.

28

www.cai-glac.org | May/June 2015

mutualofomahabank.com AFN46039_0913

Member FDIC Equal Housing Lender

EQUAL HOUSING

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CAI-Greater Los Angeles Chapter

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

CAI-Greater Los Angeles Chapter

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.

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.

May/June 2015 | www.cai-glac.org

29

welcome

New CAI-glac Members! as of April 30, 2015

BUSINESS PROFESSIONALS RECRUITER CertaPro Painters of Santa Clarita CAI National MCA Building Maintenance CAI National On Time Building Maintenance, Inc. CAI National Paint Squad, LLC Susan Bartley

COMMUNITY MANAGERS (continued) RECRUITER Ashley Miller Diane Hilliard Ross Morgan & Company, Inc., AAMC CCAM®, CMCA®, AMS®, PCAM® Scott Sakai

CAI National

Sharon VanWey

CAI National

COMMUNITY ASSOCIATIONS Montecito Homes Martha Olvera, CMCA®,

Lorie Ann Vos FirstService Residential

Sascha Macias CMCA®, AMS®

COMMUNITY MANAGEMENT COMPANIES Bella Vista Property Management Mahendra Sami

Teressa Whitsitt Ross Morgan & Company, Inc., AAMC

Diane Hilliard CCAM®, CMCA®, AMS®, PCAM®

COMMUNITY MANAGERS Ana Abrego

CAI National

COMMUNITY ASSOCIATION LEADERS Michael Torres

Sabrina Hart Ross Morgan & Company, Inc., AAMC

Diane Hilliard CCAM®, CMCA®, AMS®, PCAM®

John Kelly Bea Blessley, CMCA® Jenkins Properties Management Company, Inc. Jacklyn Kocher Ross Morgan & Company, Inc., AAMC

Diane Hilliard CCAM®, CMCA®, AMS®, PCAM®

HI-TECH Painting and Water Proofing

1-800-750-8423

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Commercial Exterior

Commercial Exterior

H.O.A. Exterior

1-800-750-8423 Lic. # B, C-33 866801

www.hitechpainting.com

Tennis Court

Condominium Exterior

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www.cai-glac.org | May/June 2015

Commercial Exterior

Shopping Mall

ES FR TI E M E AT E

Experience the D

CAI-Greater Los Angeles Chapter

Our Thanks to Renewing Members!

As of April 30, 2015

BUSINESS PROFESSIONALS Adams Kessler, PLC Aeroscopic Environmental, Inc. AlliedBarton Security Services Antis Roofing & Waterproofing Association Lien Services AssociationStudies.com ASR Construction Bilt-Well Roofing Burdman & Ward Law Offices CAM Services CertaPro Painters Ltd. CINC Systems Coinmach Corporation First Citizens Bank Jeffrey Hall Financial & Insurance Services Kevin Davis Insurance Services Khatri International Law Offices of Jeanne McDonald McCaffery Reserve Consulting Mission Landscape NorthStar Moving Corporation Park West Landscape Management PCW Contracting Services Personal Touch Cleaning & Maintenance Reserve Studies Inc. Scott Litman Insurance Agency, Inc. Select Painting ServiceMaster By Advanced Restoration Specialists Servpro of Burbank, Chatsworth, Van Nuys & Crescenta Valley Servpro of Hollywood Hills/Los Feliz Servpro of Santa Clarita Valley/ Palmdale/Acton/Lancaster Silldorf & Levine, LLP Tinnelly Law Group Vista Paint Corporation Western Area Security Services Western Magnesite COMMUNITY ASSOCIATIONS 1323 Carmelina Avenue Association Azzurra HOA Escadrille HOA Harte Terrace HOA Le Faubourg-St. Louis Mira Verde HOA Sandside Villas HOA Tara Hill HOA Village Court Del Amo HOA

CAI-Greater Los Angeles Chapter

COMMUNITY MANAGEMENT COMPANIES Accell Property Management, AAMC Bali Management Group Bartlein & Company, Inc. Classic Property Management, Inc. Community Property Management Management Professionals, Inc., AAMC McCabe Property Management, Inc. Prime Association Services Valley Association Management COMMUNITY MANAGERS Christine Albrecht, CMCA®, AMS®, PCAM® Valencia Management Group, AAMC Karen Ansell, CMCA®, AMS® Omni Association Management Denise Bergmans Condominium Administration Co., Inc. Anda Bewhite, CCAM®, CMCA®, AMS®, PCAM® All West Management David Bucks Valley Association Management Eduardo Campillo Action Property Management Mary Carpenter Park Wellington OA Alyson Clark HOA Organizers, Inc. Gilda Curry, CMCA® Scott Management Company Matthew Davidson, CCAM® Action Property Management, Inc. Heather Dellorso, CMCA®, AMS® Concept Sevenr, LLC Kelle Ellerbroeck, CMCA® Horizon Management Company Helen Essayan-Cook HOA Organizers, Inc. Lisa Frasquillo, CCAM® HarborPlace Tower HOA Danielle Glass-Hays, CCAM® Hays Management Group Carmen Harper SK Management, LLC Sandra LaBelle HOA Organizers, Inc. Gregg Landis Bel Air Glen HOA Sharon Levine, CMCA® Horizon Management Company Vyara Melton ViArt Management

Melissa Mills, CMCA® Elleven HOA Fardad David Nehouray HOA Organizers, Inc. Matthew Nelson, CCAM® Horizon Management Company Pete Ong, Jr., CCAM®, CMCA®, AMS®, PCAM® Partners Community Management Craig Phillips, CCAM®, CMCA®, AMS®, PCAM® International Tower Owners Association Paul Policarpio Cabrini Villas HOA Gina Sesto, AMS® Horizon Management Company Marcia Soedjono HOA Organizers, Inc. Cheryle Stites, CMCA® Bali Management Group Dawn Suskin, CMCA® FirstService Residential

Christine Vanderbeck-Alfieri, CMCA®, AMS® Azzurra HOA. Connie Vohden, CCAM®, CMCA®, AMS®, PCAM® Community Association Specialists, Inc. COMMUNITY ASSOCIATION LEADERS Niki Engel

May/June 2015 | www.cai-glac.org

31

Advertisers Index 18 A.ALLBRIGHT 1-(800) PAINTING

26 Popular Association Banking

34 Animal & Insect Pest Management Inc.

29 Preferred Commercial Painting, Inc.

27 Association Reserves, Inc.

23 R.W. Stein Painting, Inc.

27 Beaumont Gitlin Tashjian

2015 CALENDAR OF EVENTS JUNE 02 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

19 Chapter Board of Directors Meeting – 8:30 a.m.

Chapter Office, Glendale

7 Ross Morgan & Company, Inc.

22 CBCI Construction, Inc.

29 Reserve Studies Inc.

13 Farmers Insurance Group – Steven G. Segal Insurance Agency, Inc.

11 Sandra Macdonald Insurance

26 Ferris Painting, Inc. 30 Hi-Tech Painting and Water Proofing 15 Law Offices of Michael A. Hearn 28 Mutual of Omaha Bank/ CondoCerts

9 Select Painting & Construction 20 Sky Painting 19 SwedelsonGottlieb 21 Union Bank HOA Services 31 Witkin & Neal, Inc. 5 Wolf, Rifkin, Shapiro, Schulman & Rabkin, LLP

32 Poindexter & Company, CPAs

Advertising Information Dimensions & Rates:

JULY 15 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

17 Chapter Board of Directors Meeting – 8:30 a.m.

Chapter Office, Glendale

18 Essentials of Community Leadership Workshop – 8:15 a.m.

Regatta Seaside HOA, 13600 Marina Pointe Drive, Marina del Rey, CA 90292

29 Valencia Educational Breakfast for HOA Boards and Managers – 8:30 a.m.

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" high (Horizontal)

$200

$400

¼ page

3½" wide x 4¾" high (Vertical)

$300

$600

½ page

7½" wide x 4¾" high (Horizontal)

$425

$850

Full Page

7½" wide x 9.75" high (Vertical)

$800

$1,400

Location TBD, Valencia

AUGUST 5-7 M-100 PMDP Course Sheraton Gateway, Los Angeles

11 Managers Only Breakfast Workshop – 9:00 a.m.

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.

Location TBD

15 “Sipping by the Sea” Wine 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

SEPTEMBER 15 Long Beach Educational Program for HOA Boards – 6:00 p.m.

Renaissance Long Beach Hotel, 111 E. Ocean Blvd., Long Beach, CA 90802

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 Essentials 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

THE GREAT ESCAPE Three Contests… Three Prizes

CAI-GLAC’s 2015 Membership Recruiter Contests

Whether it’s a chance to win a weekend away or an evening out, you can win BIG by sharing the benefits of CAI membership with colleagues and friends during 2015!

GRAND PRIZE 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

RECRUITER RAFFLE Evening Out On The Town ($500 Value) 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).

RECRUITER-OF-THE-MONTH $50 Gift Certificate

RULES

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.

The following rules apply to the campaign: 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: 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.

Three (3) points for recruiting a management company.

•T o 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.

• 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.

• In the case of a tie, a random drawing will determine the Grand Prize winner.

Current Sponsors AMERICAN TECHNOLOGIES, INC.

INFINITY PROPERTY SERVICES

Centurion Group

Sky Painting

CAI-GLAC

PRSRt StD U.S. Postage

PAID

130 N. Brand Blvd., Ste. 305 Glendale, CA 91203

San Bernardino, CA Permit #1

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Price: $26.00 per copy, tax and shipping included.

Order copies online at: www.cai-glac.org.

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