FOCUS Magazine - November/December 2023 by CAI Greater Los Angeles Chapter

THE CAI HALF-CENTURY MILESTONE

A retrospective charge into the future

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

November/December 2023

CAI 1973 1974 1975 1975 1977 1978 National Conference, 1989

1980 1980 1982 1984 1986 1988 1990 1993

National Community Association of the Year, 2000

1993 1994 1996 1997 1998 1999 2002 2003

Advocacy Summit, 2015

First Ungated blog, 2018

2003 2004 2005 2007 2008 2010 2011 2012 2017 2018 2019 2020 2021 2022 2022 2023

through the years

CAI is founded Sept. 20 First issue of CAI News distributed to 200 CAI members First National Conference—New Orleans 1,000 members First Guide for Association Practitioners—Association Management First issue of Law Reporter First Community Association Law Seminar Professional Management Development Program (PMDP) launched Professional Community Association Manager (PCAM) designation First issue of Common Ground™ First state legislative action committee—California 10,000 members Association Management Specialist (AMS) designation College of Community Association Lawyers established First issue of Community Management—now Community Manager ABCs course—now called the “Essentials” Certiﬁed Manager of Community Associations (CMCA) credential CAI website—www.caionline.org Reserve Specialist (RS) designation Community Associations Press—now CAI Press—created Large-Scale Manager (LSM) designation Rights and Responsibilities for Better Communities Community Insurance and Risk Management Specialist designation First online course—the Essentials of Community Association Management 25,000 members Community Association Governance Guidelines First online webinar First international chapter—South Africa Educated Business Partner distinction Digital editions of Common Ground™ and Community Manager 35,000 members 36th Legislation Action Committee – Idaho HOAresources.com launched Civility Pledge introduced Creating Harmony in Diverse Communities International Community Association Managers Day June 13 44,000 members CAI celebrates 50th anniversary

2023 BOARD OF DIRECTORS

NEWSWORTHY

OFFICERS

6 From Eye of the Storm to Eye of the Tiger! 10 CID Insurance: Looking Back 50 Years 14 CAI Through the Years 16 Zooming into the Future 18 Year in Review: 2023 at the Greater Los Angeles Chapter 22 The Significance of Balcony Inspections in Light of California’s Upcoming Deadline 28 Subterranean Parking Structural Integrity 30 INSIDE Information on SB326 32 Diversity, Equity Inclusion: It Matters to ALL of us

Erik M. Rivera, CMCA®, AMS®, PCAM®, President Manhattan Pacific Management, Inc. 844-511-0644 Isaac Camacho, President Elect Accurate Termite & Pest Control 310-837-6483 Jeffrey A. Beaumont, Esq. CCAL, Vice President Beaumont Tashjian 818-884-9998 Matt Davidson, CCAM-HR®, CMCA®, AMS®, PCAM®, Treasurer Action Property Management AAMC®, 800-400-2284 Diane Schoolsky, Secretary Lingate HOA, 323-640-1277 Alexandria Pollock, CCAM-HR®, CMCA®, AMS®, PCAM®, Past President BuildingLink.com, LLC, 310-925-9001 DIRECTORS Gary Burns, Mulholland Heights HOA, 818-326-2000 Roby Garcia, Servpro of Burbank, 661-312-6207 Matt Meadors, CMCA®, AMS®, PCAM® HOA Organizers, Inc., AAMC®, 818-778-3331 Brian D. Moreno, Esq. CCAL, Brian D. Moreno Law Corporation APC 888-578-9673 Amy Yankauskas, CCAM®, CMCA®, AMS®, Action Property Management Inc., AAMC, 562-495-6056

CHAPTER EXECUTIVE DIRECTOR Michelle L. LeBlanc, CAE

2023 COMMITTEE CHAIRS CLAC FUNDRAISING Elaine Gower, The Naumann Law Firm, PC Tiffany McCall, MBA, CCAM®, Seabreeze Management Company AAMC COMMUNITY EXPO Marc Loge CMCA®, AMS®, Promenade Owners Assn COMMUNITY OUTREACH Stephanie Romero, Aeroscopic Environmental, Inc Jennifer Silva, EBP, Precision Painting & Reconstruction EXECUTIVE LEADERSHIP SUMMIT Karen Kokowicz, CCAM®, CMCA®, PCAM®, Coro Community Management & Consulting FINANCE Nels Atha, CMCA®, AMS®, PCAM®, Common Interest Services, Inc. GOLF TOURNAMENT Randy Bratton, John Forbes Farmers Agency Jeff Koscher, BluSky Restoration Contractors, LLC HOMEOWNER LEADER EDUCATION Traci DeRago, CMCA®, AMS®, PCAM®, Management Professionals Inc. AAMC® LEGISLATIVE SUPPORT Erik M. Rivera, CMCA®, AMS®, PCAM®, Manhattan Pacific Management, Inc. MANAGER EDUCATION Shauna Gatlin, CMCA®, AMS®, HOA Organizers, Inc. AAMC Amy Yankauskas, CMCA®, AMS®, Action Property Management Inc., AAMC MEDIATION SERVICES Jessica Koval, CMCA®, AMS®, PCAM®, Action Property Management AAMC Erik Rivera, CMCA®, AMS®, PCAM®, Manhattan Pacific Management, Inc. MEMBERSHIP Mimi Cortes, SAX Insurance Agency Eric Sasala, First Onsite Property Restoration PROGRAMS (LUNCHEONS) Sascha Macias, CMCA®, AMS®, PCAM®, Roseman Law, APC Lyndsie Dellefield, CMCA®, AMS®, FirstService Residential AAMC PUBLICATIONS Jocelle Maliwanag, MBA, American Heritage Landscape Diane Rossiter, MBA, CMCA®, AMS®, PCAM®, Somerset HOA SOCIAL Karen Kokowicz, CCAM®, CMCA®, PCAM®, Coro Community Management & Consulting Michael Valenzuela, Vista Paint Corporation SOCIAL MEDIA Tatiana Jae, Roseman Law APS Roby Garcia, Servpro of Burbank

CHAPTER UPDATE 2 Note from the Editor’s Desk 3 Message from the President

NOTEWORTHY 34 News From Sacramento: 2024 Legislative Update 36 Membership Minute

FYI 4 33 36 37

2023 & 2024 Upcoming Events Advertising Information New and Renewing Members Advertisers Index

Our thanks to the FOCUS Magazine Committee: Co-chairs: J ocelle Maliwanag, MBA, American Heritage Landscape Diane Rossiter, MBA, CMCA®, AMS®, PCAM®, Somerset HOA Sean Allen, Esq.,Roseman Law, APC Suvany Cowie, Infinity Property Services, AAMC® Joshua Freeman, CMCA®, AMS®, Cooper Arms, Seabreeze Management, AAMC® Elaine Gower, The Naumann Law Firm, PC Miranda Legaspi, Platinum Security, Inc. Angelique Madrigal, Ross Morgan & Company Inc., AAMC® Matt Meadors, CMCA®, AMS®, PCAM®, HOA Organizers Inc., AAMC® Stephanie Romero, Aeroscopic Environmental Inc. Luz Veloz, Customized Guard Services & Systems 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 STAY CONNECTED: 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 © 2023. 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: www.caionline.org

1010 N. Central Avenue, #316 Glendale, CA 91202 Office: 818-500-8636

NOTE

FROM THE EDITOR’S DESK

HELLO CHAPTER MEMBERS TWENTY TWENTY-THREE IS ENDING AND A NEW CHAPTER BEGINS. WE APPRECIATE YOUR CONTINUED SUPPORT THROUGHOUT THE YEARS AND ARE EXCITED TO SHARE THIS ISSUE DEDICATED TO 50 YEARS OF CAI.

e are enclosing a variety of articles looking at our past experiences and what the horizon brings. There are articles discussing disaster preparedness and maintenance to help keep your communities safe.

Our feature “From Eye of the Storm to Eye of the Tiger!”, written by Angelique Madrigal Lazo of Ross Morgan & Company, Inc., AAMC®, Jeff Beaumont, Esq., CCAL of Beaumont Tashjian and Steve Little of Steve Little Insurance Agency discusses the aftermath of the storm earlier this year and what a community can do to mitigate and prepare for the damages. Article one written by Timothy Cline with Cline Agency Insurance Brokers discusses “CID Insurance” and the effects of natural disasters, specifically the 1994 Northridge Earthquake and ongoing wildfires. He makes recommendations for the future. There are significant articles in this magazine that would be useful for your community, such as “The Significance of Balcony Inspections in Light of California's Upcoming Deadline” written by Chana Zilberberg of One Structural and licensed real estate agent David Tashroudian, founder of One Structural, Inc. Additional articles include “Subterranean Parking Structural Integrity” written by Dilip Khatri, PhD, SE Khatri International Inc and “Zooming into the Future: How AB 648 Changes HOA Board Meetings” written by Jeff Beaumont, Esq. of Beaumont Tashjian. We also included a Legislative update and recap of our Diversity Corner, along with a “Year in Review: 2023 at the Greater Los Angeles Chapter” which captures insights from some of our Chapter leaders. ) somewhere We’ve hidden a small icon ( like this one: in this issue. So many of our members are seeking their PCAM, it only seemed natural to choose the pin awarded to those who reach that important designation. If you locate it, email memberservices@cai-glac.org. The first responder to let the Chapter know the correct answer will win a $25 gift card. Just provide a brief description of the icon’s location. Sharp eyes and good luck and we’ll see you at the next luncheon.

www.cai-glac.org | November/December 2023

Congratulations to our most recent winner, Lina Kawaguchi. She found the PCAM icon in the September/October issue and won a $25 Amazon gift card. Our goal is to discuss important issues we face in our industry and communities. We are hoping to have more authors interested in writing and make sure the magazine is distributed throughout the CAI-GLAC members in a timely manner. If you have ideas or suggestions for articles or topics, or would like to write an article or feature next year please let us know. You can reach us at jmaliwanag@ americanheritagelandcape.com. We welcome your input and look forward to sharing this experience with you. FOCUS Magazine Co-Editor JOCELLE MALIWANAG, MBA Business Development, American Heritage Landscape

Coaching to Credentials

Manager Mentor Program Would you like to be able to talk to another manager about their educational path and experience—get their advice about next steps? CAI-GLAC is proud to offer the Coaching to Credentials Manager Mentor Program as a resource to our community manager members. Our goal is to encourage you to achieve CAI designations—ultimately the PCAM® designation. Through the program, an experienced professional manager is paired with a manager newer to the industry or one looking simply for guidance. The scope and duration of the mentoring relationship is determined between the mentor and the protégé. A Mentor can: • Help to identify your specific goals. • Provide career guidance. • Provide vision and insight. • Offer support and advice about CAI courses. • Explain the value of credentials. • Motivate you to progress to the next level of professionalism. For additional information about the CAI-GLAC Manager Mentor Program, please contact the Chapter Office at 818-500-8636.

CAI-Greater Los Angeles Chapter

MESSAGE

FROM THE PRESIDENT

ELEVATE 2023! AS WE APPROACH THE END OF THIS YEAR, I FIND IT ESSENTIAL TO TAKE A MOMENT TO REFLECT UPON OUR JOURNEY TOGETHER. THIS HAS BEEN A TRANSFORMATIVE YEAR, MARKED BY PROFOUND CHANGES AND GROWTH THAT WILL UNDOUBTEDLY USHER IN A BRIGHTER FUTURE FOR OUR ORGANIZATION.

ne of our most significant changes of this year has been the recruitment of our new Executive Director, Michelle L. LeBlanc, CAE. Their impressive credentials and undoubted talent promise to drive our organization into a new era of excellence. I am confident that we will reach new heights and achieve our collective aspirations under Michelle's guidance. In our continuous pursuit of betterment, we have also rolled out new policies, procedures, and our Diversity, Equity, and Inclusion Committee this year, placing accountability at the very heart of our operations. This focus on accountability ensures that every decision we make and every action we undertake aligns with the highest standards, advancing our organization's mission and values. Furthermore, as we navigate through the digital age, it's paramount that our technology evolves in tandem. The upcoming launch of our new website and the integration of new technology in 2024 is a testament to our commitment to staying ahead, being relevant, and serving our community efficiently. This upgrade is not just about aesthetics or ease, but about ensuring that our platform is conducive for our members, stakeholders, and the wider community to interact, engage, and benefit from. Change, though often daunting, is the catalyst for growth and progress. This year has been punctuated by numerous

shifts and alterations in our organization's dynamics, and while they might appear challenging at first glance, it's essential to view them as necessary stepping stones towards our overarching vision. Implementing these strategic plans at this juncture was not a mere exercise in flexing our adaptive muscles; it was a deeply considered decision taken to ensure the long-term viability and prosperity of our organization. And as we elevate our organization, let us not forget a fundamental truth: in lifting our institution, we lift ourselves. The improvements we have made, the standards we have set, and the goals we strive for are not just for the collective, but for each individual member. When we champion higher standards, when we seek to elevate our practices and our community, it is a reflection of our commitment to personal and collective growth. As we advance through the rest of the year, these transformative alterations will seamlessly weave into our organizational fabric, becoming a norm that propels us towards unmatched growth and accomplishments. The foundation we lay today is sculpting a future where opportunities are not just recognized but are adeptly maximized. By 2024, we envisage an organization that’s not only stronger but is characterized by an elevated focus. Each member’s adaptability and commitment today ensures our collective aspirations are not just met but are surpassed. In closing, I want to express my deepest gratitude to my fellow board members, and just as important, to each of you. It's your faith, your resilience, and your dedication that fuels our progress. Together, we are not just changing our organization; we are setting the benchmark for excellence. It has been an honor serving the Greater Los Angeles Chapter. With warm regards, ERIK M. RIVERA, ACoM®, CMCA®, AMS®, PCAM®, EBP CAI-GLAC 2023 Chapter President

talk. listen. respect. 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.

CAI-Greater Los Angeles Chapter

DOWNLOAD FREE CIVILITY PLEDGE www.caionline.org/CivilityPledge

November/December 2023 | www.cai-glac.org

CAI-GLAC UPCOMING EVENTS 2023 NOVEMBER

04 11 15 17

Virtual Board Leadership Workshop – Pt 1 – 9am Via ZOOM Virtual Board Leadership Workshop – Pt 2 – 9am Via ZOOM In-Person Educational Luncheon Skirball Board/Committee Chair Strategic Planning – 1:30pm Chapter Board of Directors Meeting – 9am Via ZOOM

DECEMBER

01 05 15

Holiday Happy Hour, The One Up – 4pm Pasadena Mini Expo – 4pm Chapter Board of Directors Meeting – 9am

JANUARY

2024

10 Tricks of the Trade Webinar 20, 27 Board Leadership Workshop 31 Educational Breakfast

FEBRUARY

TBA Manager Webinar 14-17 CAI National Law Seminar TBA PCAM Reception 21 Educational Luncheon

Downtown LA

Awards Gala HOA Webinar CID Law Course Webinar Speakers Workshop

The Biltmore, Downtown LA Via ZOOM Via ZOOM Skirball Center

APRIL

4-5 17 29

MAY

TBA 8-11 29

Executive Summit Educational Luncheon Golf Tournament

Langham, Pasadena Torrance Porter Ranch

HOA Webinar CAI National Conference Educational Luncheon

Via ZOOM Las Vegas Downtown LA

JUNE

TBA TBA 26

Via ZOOM Via ZOOM Valencia Via ZOOM Las Vegas

MARCH

2 TBA TBA 27

Sherman Oaks Pasadena Via ZOOM

Manager Boot Camp CLAC Fundraiser Educational Luncheon

Via ZOOM Woodland Hills

AUGUST

9 Dodgers Night TBA HOA Webinar 19-23 CID Law Course Webinar 28 Educational Breakfast

Los Angeles Via ZOOM Via ZOOM Valencia

Events subject to change, see website for possible updates.

www.cai-glac.org | November/December 2023

2023 CAI-GLAC Super Sponsors ¢ PLATINUM

Accurate Termite & Pest Control ALLBRIGHT 1-800 PAINTING Alliance Association Bank Customized Guard Services & Systems Ferris Painting, Inc. Infinity Property Services AAMC JUST RIGHT Painting, Inc. Kasdan Turner Thomson Booth, LLP PCW Contracting Services Precision Painting & Reconstruction Reconstruction Experts, Inc. Select Painting & Construction, Inc. The Naumann Law Firm, PC The Sherwin-Williams Paint Company Tinnelly Law Group Trifecta Painting & Construction Whitestone Industries ¢ GOLD

EmpireWorks Reconstruction ePipe Pipe Restoration Fenton Grant Kaneda & Litt, LLP Hi Tech Painting & Construction McKenzie & Mena, LLP SwedelsonGottlieb ¢ SILVER

Beaumont Tashjian First Citizens Bank Design Build Associates, LLC Manhattan Pacific Management, Inc. Partners Community Management Reserve Studies Inc Riley Pasek Canty, LLP Vista Paint Corporation ¢ BRONZE

Association Services Network Diversified Asphalt Products General Pavement Management Gordian Staffing Insurance Services of the West Owens Moskowitz & Associates Pacific Premier Bank Viking Environmental Group We thank our 2023 sponsors who have made a substantial contribution to ensure our continued success this year.

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 mrabkin@wrslawyers.com www.wrslawyers.com

Eye of the STORM TO Eye of the TIGER!

FROM

rom architectural vision to structural excellence, the world of building envelope professionals holds the keys to safeguarding both form and function in modern construction. They play a pivotal role in fortifying structures against water intrusion, ensuring robust protection and resilience. This entails elements that facilitate climate control such as resistance to air, water, heat, light, and noise transfer. Our industry will be relying more heavily on these professionals in the near future as we prepare for the El Nino up ahead.

By Angelique Madrigal Lazo Ross Morgan & Company, Inc., AAMC®

obligations as outlined in the governing documents may not be an easy task. If an association’s governing documents are original, they may not be easy to decipher. Always seek out clarification from the association’s counsel. The challenges for many associations go far beyond the financial aspect of addressing elemental barrier failures attributed to high saturation. Unanticipated expenses can cause mayhem for

Associations with low reserves. In most cases Always there is no way to solely address the impacted Rain-stricken Board Members, community area, leaving the difficult task of exploring various seek out managers and business partners are all sharing methods available to them. Regardless of what a common frustration coping with the aftermath clarification hat you’re wearing, all are finding themselves in following the storms earlier this year. I have territory. It is important for Community spoken with a lot of managers about their greatest from the uncharted Managers, Homeowners and Boards to seek out challenges, for some it is finding companies that professional expertise to help them navigate their association’s have the manpower for tarping and fortifying legal obligations and options. Specialists can help barriers. Other challenges are more complicated counsel. ensure that management and the boards are well like confirming for their Boards, “who is responsible for remediation? Is the Association obligated to cover the cost of asbestos and mold testing when water intrudes from the outside? Can the Association fund the repairs from their Reserves? Do funds used for these emergency circumstances need to be paid back to reserves? What does an HOA do if they do not have the money to take urgent action to resolve the intrusion? Unfortunately, if there is a Board that lacks understanding that too causes delays. Prioritizing the education of their Boards regarding their

educated about the many factors to consider such

as the age of the building. What materials were used in the original construction? What new products are proven to hold up best on the market currently? Is the structure grade level or below grade level? Our Chapter has some amazing experts in just about every area of business an Association could need, don’t be afraid to reach out to them. They are eager to help! General questions are not difficult to get answers to when this is what they do literally every day!

Jeffrey A. Beaumont, Esq. CCAL of Beaumont Tashjian shared the following insight:

“Always look to the CC&Rs, which in most condominium developments, will say that the HOA is responsible for components such as roofs, exterior stucco, windows and/or planter boxes. If the intrusion is from a component that the Association is responsible for, then the Association should cover the cost of asbestos and mold testing (mold exposure can create the basis for litigation/ claims by homeowners, given the potentially dangerous health impacts. In the event that water intrudes into an owner’s unit from damaged/defective common area for which the HOA is responsible for maintaining and repairing under the CC&Rs, the prudent approach is for the HOA to investigate the existence of mold. If mold is discovered within a unit, the most prudent approach is for the HOA to be proactive and remediate, because failing to do so may cause mold to grow and spread into other units and/or adjacent common area elements.” Can a Board make an owner pay the cost for the hygienist testing if there is no mold found? “Look to the CC&Rs to confirm whether owners are responsible for mold remediation within their unit and/or for maintaining/repairing the areas where mold is discovered in general. If owners are responsible for these areas under the CC&Rs, then the HOA can require the owner to remediate and/or reimburse the HOA for its work to remediate, as long as the HOA was not negligent.”

cai glac

Can the Association fund the repairs from their Reserves? “Yes, reserves can be expended to repair common area elements only.” Do funds used for these emergency circumstances need to be paid back to reserves? “The Board has a duty to exercise prudent fiscal management when it comes to managing the reserve account. So, if the reserves are at healthy levels based on the HOA’s reserve specialist, replenishing the reserves for common area repairs is not required per se. However, if the HOA is borrowing from reserves to fund non-common area repairs or otherwise, they do need to repay it within 1 year.” What does an HOA do if they do not have the money to take urgent action to resolve the intrusion? Can they impose an Emergency Assessment for these major repairs or is this categorized also as deferred maintenance and would require a vote for Special Assessment? “If the urgent repairs pose a threat to the personal safety of the community if not remedied, or the repairs were not anticipated when the HOA was preparing its budget for the current fiscal year, then the HOA can impose an emergency special assessment, which does not require membership approval.” (Continues on page 8)

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From Eye of the Storm to Eye of the Tiger! (continued from page 7)

Steve Little of Steve Little Insurance Agency answered a few of the most common questions being asked by Board Members.

Does any HOA coverage cover these types of losses? Is flood coverage needed to cover rising water from a busted drain line or flooded garage from over capacity to drain lines? There is no insurer that will cover for a loss that comes as a result of an ongoing problem. The master policies for HOA’s are designed to cover the sudden and accidental. Although there may be very limited circumstances and situations where there may be extensions of coverage, if it is something that has been ongoing, there almost certainly would not be coverage afforded by the Association’s master policy. An HOA would want to pursue flood insurance coverage to cover them as a result of rising waters that may come about from a rainstorm. This coverage can generally be purchased through the National Flood Insurance Program (NFIP) through an authorized Agent. Most master policies that an HOA has in place will exclude this type of loss making the coverage through the NFIP critical to have in place. It is important to note that there is a 30-day waiting period to buy flood insurance so this is something that should be acted upon before there is any sort of flood danger on the horizon. Will reporting these losses reflect poorly or impact a HOA’s policy? What are the most common types of losses you have seen come through related to rain? “In our current insurance environment, it is not advisable to submit claims that will result in a $0 payout. All insurance carriers are currently scrutinizing loss histories and looking for reasons to not take on additional risk. Any sort of loss, even with $0 paid, can make the risk undesirable to the carrier. If possible, it is always best to talk with your insurance Agent and discuss possible claims scenarios in relation to the policy contract. Next to fire claims, water intrusion claims are the second largest paid property damage claims that insurance carriers must pay on. If there are indications on a loss history that an HOA has had or might have water loss claims, many will turn down the business. Water intrusion claims that happen over a prolonged period of time are some of the most common claims that are submitted and are denied. This can happen through walls that leak or roofs that leak."

www.cai-glac.org | November/December 2023

Does Loss Assessment cover Emergency Assessments and Special Assessments passed to pay for Water intrusion from high saturation through stucco, walls, window cracks etc? “Frequently we receive calls asking if loss assessment coverage on an individual unit owner’s policy will cover them for emergency assessments or special assessments that may take place due to water intrusion from high saturation through stucco, walls, window cracks, etc. The short answer to this question is no. Loss assessment coverage covers for assessments that come from covered causes of losses as specified in the Association’s master policy contract. When you consider how saturation takes place and water intrusion through stucco, this usually happens over a prolonged period of time. This also happens due to failure to do the necessary ongoing maintenance that is required on many building components. This could be something as simple as deciding not to waterproof every year even though the waterproofing vendor has recommended that treatment interval. Insurance policies are not designed to cover ongoing maintenance. Typically, any loss that occurs over a prolonged period of time is the result of deferred maintenance. Policy contracts are written to cover the sudden and accidental. A good rule of thumb for loss assessment coverage on an individual unit owner’s policy is if the loss is not covered by the master policy, it won’t be covered by the loss assessment coverage either." In closing, water intrusion and the resulting unexpected expenses can undoubtedly pose significant challenges to any community. However, through proactive management, proper education, and a commitment to safeguarding our communities, we can weather the storms and ensure a secure and thriving community for years to come. Work and trust your resources with Community Association Institute, our partnership is highly valuable to the Associations overseen by its membership. One valuable aspect of being a member of the Community Association Institute (CAI) lies in the wealth of resources available to us. The trust we place in our resources is truly priceless. Relying on these assets can be the key to successful problem-solving, efficient decision making, and the overall well-being of your community. Let’s reach out, ask questions, and get through the storms together with confidence. Angelique Madrigal Lazo Director of Business Development & Client Relations Ross Morgan & Company, Inc., AAMC® (818) 907-6622 ext. 272 angelique@rossmorganco.com

CAI-Greater Los Angeles Chapter

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November/December 2023 | www.cai-glac.org

LOOKI NG

1981

By Timothy Cline Cline Agency Insurance Brokers

It was October 23, 1981, and my life was about to make a tremendous change of course. The meeting had been arranged by a good friend of mine, singer and dancer Betty Barbalics, who I had met early in my seven-year career performing as a pianist and trombonist at Disneyland, as part of a seven-piece Dixieland band called Jazz Minors. While Disney worked our band into the ground with physically-demanding shifts, I came to learn that Betty had an insurance gig during the day. She suggested that I might be good at insurance and thought she would introduce me to her boss, the legendary Robert “Bob” Little.

depicted a homeless man from skid row reading a copy of

Bob was already recognized by many as State Farm’s “Condo King” because he was one of the first of 17,000 State Farm agents nationwide to fully embrace writing coverage for condominium associations, cooperatives, and planned unit developments.

Over the 17 years I spent managing Bob’s condo division

I was ushered into Bob’s office and was immediately confronted by a desk that had so many stacks of files, it was nearly impossible to see Bob sitting behind them. There was a single piece of art on his office wall that

the Wall Street Journal. (Later Bob would tell me that this drawing reminded him that it “doesn’t matter what you know, it’s how you apply what you know that matters.”) Bob offered me a job at the conclusion of our meeting. I returned the next day to begin what would be the rollercoaster ride of a lifetime. Looking back, having Bob as a mentor was almost always fun – but the commercial insurance marketplace we participated in wasn’t always easy.

we were able to grow his insurance agency from a modest “Mom and Pop” operation into the largest State Farm agency in the country. I would eventually go on to build my own insurance agency from the ground up, now known as Cline Agency Insurance Brokers. In the intervening 42 years from when I first started with Bob Little until now, here are the major insurance-related events we weathered.

CID INSU 1984-1987: THE LIABILITY INSURANCE CRISIS OF THE 1980’S The country experienced a volatile economic period during the mid-1980s. During these years, insurance carriers experienced rising claim activity and soaring reinsurance costs coupled with sagging returns on their investments. The marketplace experienced runaway high, multi-million dollar jury awards combined with the triple-threat of asbestos, mold, and lead-based paint claims. In the case of common interest developments, it signaled the need for tort reform. The legislature couldn’t respond quickly enough, and rates skyrocketed. The premiums for general liability for many commercial insureds increased by an average of 300%! In some cases, the rate increases were too little, too late – with some carriers going insolvent.

www.cai-glac.org | November/December 2023

1984

Perhaps the greatest impact in the CID community was experienced by planned developments. There just wasn’t enough premium in the policies to offset the claim activity. It became so difficult to insure planned developments during this crisis that attorneys drafting governing documents for new developments were encouraged to broaden the insurable interest to include not just the common areas but also to include an obligation to insure the dwellings too. This meant the board was obligated to insure the dwellings (whether attached or detached). To this day, we stumble across planned developments that appear to be a collection of detached single-family homes but are nevertheless insured similar to how we would insure a condominium association.

CAI-Greater Los Angeles Chapter

0 1994

1994: THE NORTHRIDGE EARTHQUAKE

G BAC K

Early on January 17, 1994, a 6.7 magnitude earthquake struck Southern California. The shaking only lasted 10 to 20 seconds, but the catastrophic loss of life, injuries, and building damage resulted in an estimated $21 billion in insured losses, making this event one of the most expensive claims in U.S. history.

YEARS

The outcome of the Northridge Earthquake is still being felt today: Prior to the earthquake, State Farm, Farmers, and Allstate independently wrote earthquake coverage for individual units, and this meant broad coverage, competitive terms, and rates. After the calamity, the first step was for these three carriers to move all their personal lines coverage over to the state-run California Earthquake Authority, formed in 1996 to write earthquake coverage for participating carriers. Thereafter, these same carriers chose to stop writing earthquake coverage on most, if not all of their commercial policies, including earthquake protection for condominium associations, cooperatives, and planned developments. When the earthquake struck, the “tuck-under parking” garage at Northridge Meadows Apartments collapsed, causing the upper level to “pancake” onto the lower level, resulting in 16 deaths. In response, underwriters had an

increasing concern for garage areas with one or more dwelling areas above. Today, a real emphasis is placed on the viability of soft story parking, and the retrofitting of older structures has not only been encouraged, but actually required in some cities like Los Angeles and Santa Monica. Prior to the earthquake, 5 and 10 percent deductibles were commonplace. Now 15 and 20 percent deductibles are more commonly offered, which means potentially larger special assessment for owners. The shift to commercial properties from legion carriers (such as State Farm, Farmers, and Allstate) to the excess and surplus lines marketplace has resulted in more restrictive policy forms and higher premiums. Additionally, because the majority of them are non-admitted carriers, the policyholders no longer have the benefit of protection of the California Guarantee Insurance Association Fund in the event of an insolvency.

URANCE 2017-2023: THE CALIFORNIA HOA WILDFIRES AND INSURANCE AVAILABILTITY CRISIS

July 2023 was the warmest month in at least the last 1,000 years (and maybe in the history of humans living on Earth). Consider this: Of the ten (10) largest wildfires of ALL time, eight (8) of them occurred in the last six years including the super-destructive Camp Fire. In the old days, carriers wanted brush cleared back a minimum of 300 feet. Realizing now that wind-driven embers can travel up to two miles, underwriters are now relying on brush reports, which typically will provide the underwriter with a brush score between 0 (low) and 100 (extreme) and a carrier will have a tolerance level that they will not exceed. For example, an underwriter might find a property with a brush score of not greater than “45” or they will issue a declination or, if they are presently on a risk, send the HOA a non-renewal. To further understand how brush scores may

CAI-Greater Los Angeles Chapter

be illustrated, go to: hazards. fema.gov Be advised that each carrier will have its own approach to the brush score. The results for the vendor that a particular carrier may rely upon can vary greatly from the data for the exact same address (reflected on the FEMA maps) and, even if the two entities agree on the same risk score, their tolerance for a particular brush score will vary, thus impacting the outcome.

2017 (Continues on page 12)

November/December 2023 | www.cai-glac.org

50 Years Looking Back: CID Insurance (continued from page 11) LOOKING AHEAD

Timothy Cline is one of the United States’ foremost authorities on insurance for common interest developments. He is CEO of Cline Agency Insurance Brokers, with offices in Los Angeles, California and Portland, Oregon. He and his staff specialize exclusively in coverage for condominium associations, homeowners associations, planned developments and cooperatives throughout California, Oregon, Washington, and Arizona. In addition to speaking weekly before homeowner groups, Tim is a regularly featured speaker at educational seminars and programs throughout California and the U.S., including numerous programs sponsored by Community Association Institute (CAI). His involvement and expertise have made him the recipient of more than a dozen awards from CAI. For the last 20 years, Tim has been part of the teaching faculty and editorial committee of the California Association of Community Managers (CACM). During this time, he has helped author CACM’s Advanced Insurance Principles curriculum. Tim has spoken at the California CPA’s Common Realty Conference several times. He has been invited to speak at several CAI National Conferences including Denver, Atlanta, Anaheim, Nashville, Palm Springs, Tucson, and Orlando; and has been quoted in articles regarding condominium associations published in the Los Angeles Times, The Daily News, Investors Journal, and the Wall Street Journal.

Much about the insurance industry has changed since the 1980s, but if experience is any indicator, the ups and downs of the market are cyclical. We can learn from the Liability crisis of the 80s. Back then the premiums were sky high and the outlook was bleak. But we made it through thanks to the innovation of industry leaders and lawmakers alike. So there’s hope even now, in the midst of the hardest insurance market we’ve seen in a generation. Things may look bleak now, but there’s light at the end of the tunnel. The long…dark… winding tunnel.

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CAI-Greater Los Angeles Chapter

CAI t hr o u g h t h e Years CAI-GLAC’s veteran members talk about how CAI has changed over the past decades and how it has impacted them and their careers

have been asked for some of my thoughts on what CAI means to me and how it, as an organization, has changed over the years. When I joined CAI-GLAC, after the formation of our firm, SwedelsonGottlieb, David Swedelson was already involved in the industry. Initially, I just followed along thinking this would be a good thing for the resume. Ultimately, I realized that being a member of CAI on a state and national level is not just important to meet my goals of providing advanced education for adults but also realized that helping CAI helps me and our firm as we both grow together. Brilliant move on my part. Being involved in CAI-GLAC has been a worthwhile endeavor over the years, albeit extremely time-consuming. I recognize a volunteer organization’s smooth operation “takes a village,” but while the village may always change, the structure usually remains the same. If you believe, as I do, in our industry and the importance of CAI, then as long as the support beams are in place the beams can be replaced, metaphorically, by new people, however the industry and the organization will remain. The HOA industry has become more sophisticated over time and in turn we were required, as members of CAI, to bring that sophistication to this Chapter. I believe management has become what it should have already had the right to be: a profession in its own right. Our managing agents are everything. The managers are never just managers, when responding to questions from their Boards of Directors they are our trusted advisors wearing many hats acting as the connection to our plumbers, accountants, lawyers, landscape designers, and so much more. That is because when the Board asks a question, they expect our managers to have the answers. I consider it to be an obligation to assist the managers we work with and those that I know tangentially in the business who seek my input and my support. All I ask from them in exchange is their commitment to themselves, our shared clients, and to CAI and this chapter; that is the payback and the reward.

The thing about this Chapter, GLAC, is that people care. They care about each other, they care about how others are doing, and they tend to support even their competitors in our industry. This is unusual and is done with grace. I think it is important to be mindful of the fact that support is necessary all the time as our laws are constantly changing and that it requires all of us to stay vigilant through CAI. What has not changed? Sometimes we get involved in cliques in our industry, but we all went to middle school, and we know that is just the way of the world. There always is, however, somebody who breaks through those cliques and is really our shining star. I love how our managers have stepped up to the leadership roles, as they themselves continue on their educational path. I also love how important it is to get each member of our firm, especially our attorneys, integrated into CAI and our chapter – both as attendees and educators. It is only with that diligence of constantly replacing the support beams that the village can survive. What is a lifetime? Whatever you make of it. Commit yourself and your company or firm to CAI and it is inevitable that this Chapter will give back to you. I am honored to be a member of this Chapter and have remained so throughout the years. At one time, on its Board as its President and now as a committee member. We cannot get complacent because we have a legislature that does not understand, in my opinion, our industry. It is our job to continually reach out to those that can make a difference and to support all our members who are willing to go the additional mile. I am not an old-timer; I am current, I have just been around for a while! Until next time.

he early years were the wild west! Since many HOAs were brand new, the developers often had control of the boards, and the developers’ best interests may not have jived with the homeowners’ best interests. HOA fees were kept artificially low, reserve studies were optional. Landscaping was packed with trees and plants to make the property look lush for sales, to the detriment of later landscape maintenance. Governing documents were sketchy at best and often didn’t have maintenance responsibility charts. Components with a long-term useful life, like distribution piping, were not included in the reserve studies. Boards imposed fines without hearings, and an owner could appeal after the fact. Annual meeting votes were often fought by proxy-holders, especially easy with cumulative voting. Some shady board members decided how to vote their proxies after they saw who was winning. Budget mailers were a handful of pages long. Disclosures? What disclosures? Some management companies used trust accounts, commingling all of their clients’ funds. CAI has helped the field immensely by bringing professionalism and education of both boards and managers into the forefront. Best practices, legal updates, suggestions from others who have been through whatever issue before, all help the rest of us handle the crazy, day-to-day juggling act called community association management. Sue DeLucia, AMS, PCAM is the CFO of Horizon Management Company, AAMC and has been in this CID industry since 1981.

Sandra Gottlieb, Esq. CCAL Sandra Gottlieb is a founding partner of Swedelson Gottlieb. She began her law practice in 1978 and began representing and providing legal counsel to community associations in the mid-1980s. Sandra is a Past President of the Greater Los Angeles Chapter Board, a member of CAI’s Attorneys Committee, and a member of CAI’s College of Community Association Lawyers.

ZOOMING

into the

How AB 648 Changes HOA Board Meetings By Jeffrey A. Beaumont, Esq. CCAL, Beaumont Tashjian

ideo conferencing technology has been with us for many years now, but it wasn’t until COVID-19 lockdowns when it became essential. Now, Zoom and other video conferencing platforms are ubiquitous, but the Legislature hadn’t yet caught up to the technology. Until now associations could not hold virtual meetings without either a) a physical location being provided for members to attend and listen to the meeting in person, or b) a state of emergency being in place that would prevent members from meeting safely in person (such as a state of emergency over wildfires, pandemic, etc.).

held that meeting in person. Next, any vote of directors

Fortunately, the Governor has signed AB 648, which will allow associations to hold virtual member and board meetings in almost all instances, without a physical location requirement, as long as certain notice requirements are met. First, the notice must provide clear technical instructions on how to participate by teleconference. Second, it must include a telephone number and an email address of a person who can provide technical assistance with the teleconference process, both before and during the meeting. This may be a board member, or a tech savvy homeowner, although the new law doesn’t specify one way or another at this time. Third, the notice must have a reminder that a member may request individual delivery of meeting notices, with instructions on how to do so.

Of course, there are different pros and cons to holding

must be conducted by a roll call vote. Additionally, anyone who can participate in the meeting must be given the option to participate by telephone as well. Note, if the virtual meeting is a membership meeting where ballots are being counted (i.e., for a special assessment, election of directors, etc.), the Legislature has decided that entirely virtual meetings are not an option. So a physical location is still required when ballots are being counted.

meetings entirely by video conference, versus “the oldfashioned way” (in-person). While virtual meetings may have the benefit of efficiency and facilitating meeting decorum with the “mute” button and other features, they can also detract from the human element of inperson meetings and the sense of community that is fostered when owners get together. Additionally, keeping attendance and ensuring that the person on the other end of the virtual meeting is an owner, may be problematic. Owners may also allege technical difficulties and raise challenges based on their participation being limited or infringed. Boards should adopt a meeting code of conduct for their associations,

In addition to the notice requirements above, the association

with policies and procedures specifically governing

must ensure that every member and director has the same

virtual meetings, and filling in the gaps where AB 648 is

ability to participate in the meeting just as if the association

lacking.

www.cai-glac.org | November/December 2023

CAI-Greater Los Angeles Chapter

FUTURE

While virtual meetings appear to be here to stay, associations should keep in mind that they are not obligated to hold virtual meetings and can still hold physical meetings (or a hybrid of both). However, AB 648 gives associations greater flexibility to make the choice for themselves.

Jeffrey A. Beaumont, Esq. CCAL is the senior partner at Beaumont Tashjian, a firm providing general counsel, litigation and assessment collection services to common interest developments. He can be reached at jbeaumont@hoaattorneys.com.

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CAI-Greater Los Angeles Chapter

November/December 2023 | www.cai-glac.org

I’m grateful to be serving you and your Chapter with a Board of Directors that is dedicated to each and every member. Los Angeles County is the largest county in the United States, with over 4,000 square miles, nearly 10 million residents and about 27 percent of the State’s population. Serving and connecting with each member, in each region, can be a daunting task to the average organization. However, your Board, with its Executive Director, Michelle LeBlanc, continue to host regional events packed with timely, relevant, and valuable information. I’m excited to share in the Chapter’s continued success, but even more for what is yet to come for the next year. Get involved by attending our sold-out events, join a committee or submit an article for our award-winning magazine and you’ll feel the same gratitude and excitement. Thank you for your membership!

Twenty twenty-three was a year for our chapter to reset in many ways. A new Executive Director, a tenacious Board, and getting to hug our colleagues after a long time has breathed new life into GLAC. 2024 is going to be a year of efficiency in process and more laser-focused progress toward our goals. Here’s to a fantastic year! MATT MEADORS, CMCA, AMS, PCAM Chapter Board Director at Large Matt is the Chief Operating Officer for HOA Organizers, and currently serves on the Board of Directors for CAI-GLAC. He may be reached at matt@hoaorganizers.com.

JEFFREY A. BEAUMONT, ESQ. CCAL Beaumont Tashjian Chapter Board Vice President Jeffrey A. Beaumont, Esq. CCAL is the senior partner of Beaumont Tashjian, a full-service community association law firm providing general counsel, litigation, and assessment collections services to its clients with offices throughout California. Mr. Beaumont has been representing community associations for over 20 years. jbeaumont@HOAattorneys.com I 866-788-9998.

YEAR IN

2023 at the Greater L

This year has been a whirlwind of events, learning, challenges, and successes. I’ve loved learning about the HOA industry from the inside, having been an HOA homeowner for many years. I want to thank so many of you who have extended patience, grace, and friendship to me as I have been finding my footing in this role. I especially want to thank Andrea Nadal, Events & Membership Manager, without whom I would not be able to do this job. With 2023 nearly complete, I am looking forward to a fresh start for the Chapter and working with 2024 Board President, Isaac Camacho, on the theme for next year: FOCUS. Let’s work together to focus on our organizational mission, focus on our relationships with our colleagues, and focus on advancing this industry. MICHELLE L. LEBLANC, CAE Chapter Executive Director Michelle has been with CAI for one year. She has been a nonprofit executive for five years, preceded by a long career history in technology and marketing. She can be reached at michelle@cai-glac.org or 818-500-8636.

PHEW!! What a year 2023 has been! It has been an exciting year of growth for our Chapter! With welcoming our new Executive Director, aligning with our Chapter President’s mission of ELEVATE, the addition of our new DEI Committee and continuing to keep CAI GLAC the best it can be, 2023 has been a whirlwind. Seeing our committees step up to the task and excel has been my favorite part about this year. Each of our Committee chairs and members really took their chartered tasks and understood the assignment. That is what is so special about all of the events within CAI GLAC, is that they are done for our profession and curated by those who are in our profession. I am looking forward to 2024 with FOCUS! Focusing on the goals, the mission and the community built within CAI GLAC. I am looking forward to continuing to serve others within this industry and make our Chapter the best it can be for our membership. AMY YANKAUSKAS, CMCA®, AMS® General Manager, Action Property Management Chapter Board Director at Large

Word of the year: Growth. Personal, professional, allencompassing growth is all I can say this year was about. From meeting and working with the most wonderful Executive Director an “Andrea” could ever ask for, to shooting for the stars in an upcoming new year of GLAC success! Growth without change is a near impossibility. Tough decisions were made for our long-term viability and effectiveness in the HOA sphere. I am so very proud of our proactive membership who have the utmost thirst for knowledge and investment in their respective fields. A very special thank you to our rock star Board of Directors and committee members. I am grateful to everyone who supported the chapter through thick and thin, and I look forward to what 2024 has in store. ANDREA NADAL Events & Membership Services Manager for CAI of Los Angeles Andrea can be reached at andrea@cai-glac.org or 818-500-8636.

REVIEW

Los Angeles Chapter

Twenty twenty-three saw our chapter continue to come out of a Covid World. Michelle LeBlanc has been a great guiding spirit to CAI GLAC. Financial problems, which we are all facing in our personal life as well, have hampered us to some extent but we continue to muddle through. Moving some events to next year, combining some Committees for 2024, and other changes have been made on a regular basis. All are looking forward to a bigger and better 2024. Please volunteer for a committee, sponsor an event, sponsor a table at an event, etc. We are all in this together. DIANE SCHOOLSKY President of Lingate Owners Association Chapter Board Secretary Diane has been a member of CAI for over 7 years, currently serving on GLAC Board as Secretary. Retired teacher, manager in rent a car, and crew member with Trader Joe’s.

Twenty twenty-three has been a year of change and transformation for the Chapter. We have been so fortunate to have welcomed our new Executive Director, Michelle LeBlanc at the beginning of the year to give us a fresh perspective on the activities of the Chapter, and to better align our activities to the mission of the Chapter. It’s been refreshing to try out new activities and venues all over the County of Los Angeles. So much happens behind the scenes, and I am so grateful for the Chapter Staff, my fellow Board Members and the Committee Volunteers who spend countless hours planning educational and social events for our benefit. The administrative business of the Chapter isn’t visible to our members most of the time, and I think it’s important to showcase just how prominent CAI-GLAC is to other Statewide and National Chapters. We are always first to try something new, or to share ideas and best practices with other Chapters. We’ve been awarded a Technology Grant from CAI National to help with our new website project. We’re working on maintaining the financial health of the Chapter and ensuring a positive cash flow to continue the services we provide to our members. I can’t wait to see what’s up next in 2024, and encourage anyone who wants to learn more about the inner workings of CAI-GLAC to volunteer on a Committee, raise their hand to Co-Chair a Committee, or run for the Board next election. ALEXANDRIA POLLOCK, CMCA, AMS, PCAM, EBP West Coast Regional Sales Manager, BuildingLink Chapter Board Immediate Past President Alexandria is a community operational and organizational management expert. She serves BuildingLink, a property management software solution, in the Western Unites States by helping Community Association Managers and Board Members leverage technology for efficient operations. She can be reached at alexandria@buildinglink.com or by calling (310) 925-9001.

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November/December 2023 | www.cai-glac.org

Balcony Inspections IN LIGHT OF CALIFORNIA’S UPCOMING DEADLINE By Chana Zilberberg & David Tashroudian, Esq. One Structural, Inc.

www.cai-glac.org | November/December 2023

bsent any further legislative action, the deadline to inspect the waterproofing system and load bearing components of HOA balconies in California is fast approaching in little more than a year. The mandate, aimed at ensuring the safety and structural integrity of balconies (and other exterior elevated elements), requires property owners to conduct thorough inspections of their balconies and report their findings. Waiting until the last minute to comply with this law carries significant consequences, including potential unavailability of experienced inspectors and increased costs. Furthermore, the inspection process can reveal critical issues such as failed waterproofing, which can lead to damage to load-bearing components. In this article, we will explore the urgency of complying with the balcony inspection law and its potential implications on property values and real estate transactions.

CAI-Greater Los Angeles Chapter

The Deadline Looms: January 1, 2025

The Dangers of Structural Failures

The January 1, 2025 deadline for balcony inspections is rapidly approaching, and it marks a crucial milestone for California’s real estate landscape. This legal requirement is not to be taken lightly, as it serves a vital role in ensuring the safety of balcony structures. It’s worth emphasizing the importance of taking timely action, as waiting until the last minute to perform inspections can prove problematic. The primary concern is that experienced inspectors may become increasingly unavailable due to high demand as the deadline approaches.

Balcony inspections go beyond surface concerns and delve into the structural integrity of these vital building elements. Structural issues, if left unaddressed, can pose severe risks to residents and the public at large. The detection of failed or damaged structural components during inspections is critical in preventing catastrophic accidents.

The Escalating Costs of Delay Delaying the balcony inspection process can lead to financial consequences that property owners should be wary of. As the deadline draws nearer, the demand for inspectors with expertise in this field is likely to surge. This increase in demand can result in higher inspection fees, making it financially prudent for property owners to act swiftly. What’s more, procrastination can cost you dearly in terms of repairs and maintenance.

Inspectors use advanced tools like moisture meters, thermal imaging, and borescopes to examine the inner workings of the balcony’s structure. These tools enable them to identify hidden defects that might not be visible to the naked eye. For instance, water damage, dry-rot, corrosion, rust, or weakening of load-bearing components can be detected, all of which can lead to structural failure. A structural failure in a balcony can have dire consequences, including loss of life. Balcony collapses, though infrequent, can result in fatalities and serious injuries. Compliance with balcony inspection requirements can prevent such tragedies by identifying structural issues before they escalate to the point of failure. (Continues on page 24)

When balcony issues are left unaddressed, they tend to worsen over time. A minor problem that could have been fixed easily during an early inspection can escalate into a major issue requiring substantial repairs or even full replacement. These late-stage repairs often come at a significantly higher cost than those made early on, underscoring the financial sense in complying with the inspection law promptly.

Unveiling Critical Issues: Failed Waterproofing One of the central issues that can emerge during balcony inspections is the discovery of failed waterproofing. Failed waterproofing is not only a surface-level concern; it can have far-reaching consequences, compromising both the balcony’s structural integrity and the aesthetic appeal of the property. The inspection process helps identify these issues, and addressing them early is essential. Failed waterproofing can lead to water intrusion, which over time weakens the structural integrity of the balcony and the building as a whole. The hidden damage caused by water infiltration can compromise load-bearing components, potentially endangering the safety of the structure. Detecting and addressing these issues promptly can prevent costly and potentially dangerous structural problems down the line.

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November/December 2023 | www.cai-glac.org

Balcony Inspections (continued from page 23)

The Impact on Real Estate Transactions In the world of real estate, the findings of balcony inspections can significantly influence property values and transactions. Lenders, who play a pivotal role in facilitating property purchases, are often unwilling to finance units in buildings where balcony inspections have deemed certain elements, especially the common elements, unsafe. The reason for this is quite clear: lenders are risk-averse, and they recognize that unresolved balcony issues can lead to costly repairs in the future. Consequently, they are hesitant to invest in properties where balcony safety is in question. This issue extends to potential buyers as well; they may be deterred by the prospect of costly repairs or renovations and might seek out safer, more reliable alternatives. This can lead to a decline in property values, making it challenging to sell units in buildings with safety issues.

Decision-Making After Inspections: Repairs and Local Code Enforcement Once the balcony inspections are completed, property owners within an HOA are faced with a critical decision.

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www.cai-glac.org | November/December 2023

This decision revolves around whether to make repairs to structures that have not been deemed an immediate safety threat. There is no mandatory repair obligation requiring HOA owners to fix these issues. Local code enforcement agencies, on the other hand, are vigilant in their mission to ensure safety and compliance. They often require repairs to be made to balconies that are deemed unsafe or pose a risk to the occupants. Delaying these necessary repairs can have far-reaching consequences. Waiting until the last minute to address identified issues can lead to fewer qualified contractors bidding on the project. This scarcity of experienced professionals can drive up the cost of repairs significantly. In conclusion, California’s balcony inspection law is not merely a legal requirement; it is a crucial step in safeguarding the structural integrity and safety of balconies. Waiting until the last minute to comply with this law can have wide-ranging and detrimental consequences.

Property owners must act proactively to meet the inspection deadline and protect their investments. The urgency stems from the potential shortage of experienced inspectors, increased costs, the discovery of critical issues, and the severe dangers of structural failures. To ensure a safe and secure environment, early compliance with the law is not just advisable; it’s imperative. By acting promptly, property owners can not only protect their investments but also maintain and even increase the value of their properties while ensuring the safety and peace of mind of their residents and future buyers.

One Structural, Inc. dba Balcony 1 is a design and build firm specializing in balcony inspections and structural repairs to multifamily buildings. Chana Zilberberg is the director of One Structural’s balcony inspection and repair division and licensed real estate agent. David Tashroudian is the founder of One Structural, Inc. and is both a licensed contractor and licensed attorney. One Structural has inspected thousands of exterior elevated elements pursuant to the mandates of SB326 and SB721.

CAI-Greater Los Angeles Chapter

save the date Awards

Gala

march 2, 2024 the millennium biltmore los angeles sponsorships available. contact the chapter office for details 818-500-8636 memberservices@cai-glac.org

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November/December 2023 | www.cai-glac.org

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Subterranean Parking Structural Integrity By Dilip Khatri, PhD, SE Khatri International Inc. Structural Engineers

illennium Tower settlement, Surfside Collapse [i.e., Champlain Towers], Kansai Airport [Japan] sinking, Palm Jumeirah [Dubai man-made islands] and catastrophic structural failures share one common theme: uneven ground settlement. The relevance of this is observed in the recent partial collapse of the Iowa Apartment Building and a Manhattan parking structure. Both buildings are 100 years old and had demonstrated cracking in their concrete structures signaling issues of impending failure. These events have direct impact on condominium structures over subterranean parking in California. Many structural failures share one common theme: uneven ground settlement. As structural engineers are trained through school, we assume that the “fixed base” of our buildings is FIXED. The effect of settlement on the above ground structure can be dramatic. As a building sinks unevenly, movements and shears are redistributed to stiffer adjacent elements (columns, beams, walls, etc.) which add to their load demand. Like a human being shot in one leg, the other leg is redistributed with additional weight and a person’s center of gravity will become unstable leading to a fall. Dr. Khatri has researched this topic extensively through the literature and has not found a single paper or research topic that discusses the effect of building settlement on structural capacity on any version of buildings or bridges. There is NOTHING in the structural engineering literature on this topic [as of 10/2023] and it is likely a root cause for many past failures and a pre-existing symptom to predicting future failures. Consequently, a building will redistribute weight because of stiffness variation from the sinking columns will adversely affect the other columns. Analysis of a simple movement(s) frame confirmed the bending moments increase upwards of

www.cai-glac.org | November/December 2023

20-35% for a 1-inch deflection and dramatically for 3-4-inches of deflection at a single column line. Let’s start with a statement found in almost all of our college structural analysis textbooks: “All structures are stable and fixed/pinned at their base, with the foundation never moving.” Figure 1 illustrates a simple 3-story moment frame building with fixed base connections. Points A, B, and C are assumed to be level and never displace vertically or horizontally (small deflection theory). All of our education in structural analysis, design, retrofit, codes, and basic theory is formulated on this critical assumption: the ground never moves, or if it does, the movement is so small to be of no significance. Realty Check: The ground does move [Figure 2]. Over time, the support to a structure will change due to varying soil conditions, moisture levels, mild earthquakes, and possible landslide conditions [Figure 3]. These factors are not part of our conventional wisdom as structural engineers because we are never taught that this may happen. It’s completely outside of our envelope of expectation. Figure 4 shows an existing parking structure with structural column cracking. Examining our building codes, structural textbooks, and research efforts for the past 80 years shows that “we” [structural engineers] work from the premise that the building will not move. We establish our design practice using sophisticated analysis methods such as finite element analysis, dynamic analysis, nonlinear analysis, all founded on stable foundations. Certainly for many buildings and bridges, this has proven to be a good working methodology. Iconic structures like the Golden Gate Bridge (90 years of service), the Empire State Building (90+ years of service), and the Taj Mahal (over 400 years) have lasted well beyond their

CAI-Greater Los Angeles Chapter

ROOF

expectation life-spans and defied collapse through numerous natural events. But recently there have been structural failures that are baffling investigators and give reason for re-examination of our standard of practice stemming from ground movement. Recent landslide in Rancho Palos Verdes (Southern California) is a prime example of ground movement where no structure can survive [Figure 5]. Many structural engineers would lay the blame on the geotechnical engineers and geologists and claim this is “not our fault”. Not true. Structural engineering is not just the “structure above ground” but includes the foundation and its long-term stability. We should be looking holistically at the entire system, not just “our part” above ground. We should remember that geotechnical engineers and engineering geologists provide information and data on soil conditions with recommendations to structural engineers for our design. They are not design professionals; structural engineers are. Just like architects who perform their scope of design dealing with form, function, aesthetics, lighting, colors, shading, and the ethos of the structure, we have to take responsibility for our expertise and provide cautionary recommendations as necessary during the design phase. (Continues on page 30)

LEVEL 3

Figure 1 LEVEL 2 FIXED BASE THAT DOES NOT MOVE

LEVEL 1

Figure 2

Figure 3

CAI-Greater Los Angeles Chapter

November/December 2023 | www.cai-glac.org

Subterranean Parking Structural Integrity (continued from page 29) Therefore, Figure 1 from our structural textbooks is not reality, but instead is more like Figure 3. Each base support in two-dimensional space, has three degrees of freedom (DOF) and can displace in two dimensions plus rotate inplane. The concept of multi-degree of freedom systems is usually part of graduate school structural engineering degree programs, but these principles are still only introduced for the understanding the superstructure, not the foundation movement in a conventional structural analysis.

this principle and apply it to basic building frame system as in Figure 6.

The dimensions are taken from the plans of a recently collapsed building and are for a one-story version of the garage structure. As Point D deflects downward, the deformed structure above shows the elastic curve and movement of Point B, with assumptions that Points A and C are stable, for simplicity. In reality, we do not know if Point C is stable, witkinad new size_Layout 1 1/28/13 5:04 PM Page 1 but for this analysis we will assume it is.

The vertical loads will shift to the remaining support point as the stiffness degrades at the other reaction point [Figures 2 and 3].

Practical Analysis Geotechnical reports will give an estimated long-term settlement, often in the range of ½-inch to 1-inch for firm soils, over the life of the structure. This is an estimation based on the soil conditions at the time of completion of construction of the building. Therein lies the basic fallacy: soil conditions can change over time. During design, we assume that the moisture content and bearing capacity will not change over time but they can. For example, seepage from a leaking water main or in-ground swimming pool will certainly affect the soil parameters. Over watering from irrigation will affect the soil capacity. These factors are not included in a soils report because no one is expected to forecast them, but they do occur in reality. These factors suggest the need for structural monitoring and capacity analysis over time, at least for structures where deterioration leading to failure would have more consequence for the public. We just cannot assume that “everything” will remain static over 50 to 100+ years. Florida has instituted a time line for structural monitoring and recertification of building occupancy on a 10-year schedule. New York City recently experienced sudden collapse of a Manhattan parking structure and has instituted a similar law. California (and all other states) should be considering similar measures, like California’s Balcony Law (Senate Bill 326) requiring structural examination every 6 to 9 years on wood balconies.

If we take this concept and extend it to a multi-story, multibay structure (Figure 3), the analysis becomes more complex because of the variability in the ground movement.

Case Study of Single Bay Moment Frame The moment redistribution and shifting of the reaction load is evident with a modest 1.28 inch deflection. This affects and magnifies the moment values higher to Point A [N1], as Point D [N3] displaces further and the moment at Joint B [N2] is increased. In principle, the structural theory is proven

Experience professional delinquent assessment recovery.

Portal Frame Analysis For simplicity, this paper examines a single bay portal frame [Figure 6]. A portal frame is a snapshot of a larger multistory moment frame system and illustrates these concepts with a basic analysis of one support that sinks. To model this with a portal frame allows an engineer to analytically determine quantified reaction results when one side of the frame is destabilized. Degrading soil stiffness results in shifting load and moments in the superstructure. Let’s take

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888-845-8808 www.witkinandneal.com CAI-Greater Los Angeles Chapter

here that ground displacement will affect the moments, shears, and axial loads in the frame structure above. Similar conclusions will apply to other building types (i.e., shear wall structures, braced frames, concrete, steel, and wood frame, etc.).

Examples of Structural Damage From the textbook to the real world, we are now faced with physical evidence of structural cracking in columns and beams that may threaten the superstructure. Figure 7 is such a case for a three-story complex with subterranean parking that has extensive cracking in column locations and is currently under citation.

Figure 4

Figure 7

Conclusions The structural theory of stable foundations ought to be questioned based on recent and historical examples of settlement that will affect the structural distribution of loads. Structural engineers need to recognize these phenomena as potentially damaging, assess root causation, and address these concepts in standards, guidelines, and code provisions.

Figure 5

Our profession should take a proactive stance on this issue and call for research focused on this topic to upgrade and address our codes and standards. Our industry has an unfortunate “slow response” time to institute code changes but we, as practicing structural engineers, should be examining our design practice based on practical analysis, not standards formulated by researchers and theoreticians. Property managers, owners, and the real estate industry must be aware of these structural risks and adhere to the recommendations of their engineers to prevent further collapses from occurring.

DISCLAIMER: Dr. Khatri is not part of an investigation team or research group funded by any entity. The examples cited here are for discussion only and do not suggest that these are established/proven conclusions for open cases. Dr. Khatri is an experienced structural engineer with over 40 years of academic and professional education and is not purporting to represent any structural opinions on open failure investigations, their designers, or causes of failure.

Figure 6

CAI-Greater Los Angeles Chapter

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FOCUS ON

Diversity, Equity Inclusion: It Matters to ALL of us

e’ve all heard the quote “Everyone is fighting a battle You Know nothing about. Be Kind Always.” (Ian Mclaren). It rings true to so many and likely

means something different to each person. The truth is, we all are fighting some battle at any given time. And that’s why Diversity, Equity, Inclusion (“DEI”) matters to all of us. As a Chapter of CAI Nation, CAI-GLAC has always embraced the richness of the diversity of its members. And so it is fitting that GLAC now has joined CAI National’s DEI initiative which fits within CAI’s overall mission to build better communities; to work to encourage harmony not only in our diverse communities but also in our diverse workplaces and

By Matt D. Ober, Esq. CCAL Richardson Ober, LLP

understanding of what an individual or group may need to feel represented and respected as all others. INCLUSION: a culture of belonging by creating an environment where all feel welcome to contribute and participate and no one is excluded. Inclusion is present in organizations that demonstrate that each voice adds value, and all have the opportunity to participate in the conversation. The message of the GLAC DEI Committee to our Chapter members is not a mandate. It’s an awareness; an acknowledgment that we are a diverse community and a

our social gatherings.

reminder to each of us to look for ways to support that

In January 2023 CAI’s Board of Trustees adopted the following

enter our space feel welcome and included. It is more than

diversity; to work toward equity, and to make all who

Statement as a reflection of its DEI Initiative:

knowing we are different. This diversity is not always

The Community Associations Institute exists to support and enable

be unnoticeable. This requires a heightened awareness to

our members’ success and to create conditions favorable to the wellbeing of community associations and the advancement of community association governance, management, and quality of life. CAI fosters a culture of discovery, innovation, diverse perspectives, and inclusive opportunities to strengthen communities. The pillars of the above statement can be described as:

visible or readily apparent but may exist in subtle ways, or the many ways we can inadvertently isolate, exclude and even offend those of unique identities, differences or beliefs unknowingly. In the end we all are members of the GLAC DEI Committee. Through our awareness, the goals of equity and inclusion are less intentional or forced but become just who we are. And in

DIVERSITY: is an awareness of people, ideas, and beliefs

that way, we develop empathy to those who may be fighting

that are different from one another in both apparent and in

the battle we know nothing about!

less obvious ways. It is beyond mere tolerance. Diversity is not one dimensional but includes race, ethnicity, gender, age, physical disability, sexual orientation, gender identity, national origin, socio-economic status, thinking, religious belief, communication style, generation, and more. EQUITY: to ensure fair treatment and equal access to opportunity and resources for all who come to the table; an

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Matt D. Ober, Esq. CCAL is a partner of Richardson Ober, LLP, where his practice is dedicated to the exclusive representation of community associations throughout California. He can be reached at matt@roattorneys.com.

CAI-Greater Los Angeles Chapter

Join the

DEI Committee Email memberservices@cai-glac.org for information.

ADVERTISING INFORMATION Dimensions & Rates:

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To learn more about CAI-CLAC and the Buck a Door annual fundraiser visit caiclac.com

THE POWER OF A SINGLE DOLLAR.

It’s a small amount with a big impact in advocating for California HOA communities. SERVING OVER 13 MILLION HOMEOWNERS IN 5 5 , 0 0 0 + C O M M U N I T Y A S S O C I AT I O N S T H R O U G H O U T C A L I F O R N I A

CAI-Greater Los Angeles Chapter

November/December 2023 | www.cai-glac.org

NEWS

FROM SACRAMENTO

2024 Legislative Update By Ramona Acosta, CMCA, AMS, PCAM Tinnelly Law Group

e’re halfway through the 2023-2024 legislative

meetings at which ballots are to be counted and tabulated.

session and CAI-CLAC is proud to announce that

To conduct those meetings virtually, the association must

it was largely a successful year for California

specify a physical location in the meeting notice.

community associations.

AB-572: Assessments of Affordable Housing Units

AB-976: Short-Term Rental Restrictions for ADUs AB-976 amends Government Code § 65852.2 to prohibit

AB-572 prohibits an association from imposing an

a municipality from imposing an owner-occupancy

assessment increase that is more than 5% plus the

requirement on an accessory dwelling unit (“ADU”). Instead,

percentage change in the cost of living, not to exceed 10%

a local municipality is authorized to require that the property

greater than the regular assessment for the prior fiscal year.

be used for rental terms of 30 days or longer, thereby

CLAC opposed this bill because it would create two classes of

prohibiting the use of ADUs for short-term rentals.

membership and impose an unfair financial burden on the remaining homeowners. Due to CLAC’s advocacy efforts, this

AB-1033: Separate Conveyance of ADUs

bill only applies to associations created on or after January 1,

AB-1033 was passed in conjunction with AB-976 and amends

2025.

Government Code § 65852.2 to allow a local municipality

AB-648: Virtual Meetings

to adopt an ordinance that would permit a homeowner to sell an ADU as a separate condominium unit, independent

Many associations have experienced an increase in member

from the primary unit. CLAC successfully opposed this

participation through virtual and hybrid meetings since the

bill and obtained an amendment prohibiting a homeowner

COVID-19 pandemic, and have expressed a desire to continue

from selling the ADU without the prior written consent of

conducting their meetings virtually. CLAC sponsored AB-

the association. For purposes of this legislation, written

648, which amends Civil Code § 4926 to remove the physical

authorization means approval by the board at a duly noticed

location requirement and permit board meetings to be held

board meeting and, if required by the governing documents,

exclusively by teleconference.

a vote of the membership. Associations should consult with

To conduct a meeting completely by teleconference, the

documents is required to restrict the separate sale of ADUs.

meeting notice must require the following: • Clear technical instructions on how to participate by teleconference. • The telephone number and electronic mailing address of a person who can provide technical assistance both before and during the meeting. • A reminder that a member may request individual delivery of meeting notices, with instructions on how to do so.

legal counsel to determine if an amendment to the governing

AB-1458: Reduced Quorum Requirements Many associations have difficulty reaching the quorum requirements specified in their bylaws for their annual elections; and, as a result, board vacancies are filled by appointment of the remaining directors. CLAC sponsored AB1458, which amends Civil Code § 5115 to, in the absence of a quorum, authorize an association to reconvene the election to a date at least 20 days following the adjourned meeting, at which time the quorum requirement would reduce to 20%

Every director and member present must have the same

of the association’s voting members, unless the governing

ability to hear and participate in the meeting, as though it

documents provide for a lesser amount.

was held in person, and must have the option to participate by telephone. In addition, any vote of the directors must

The annual meeting notice must now include the date,

be conducted by roll call vote. AB-648 does not apply to

time, and location of the meeting at which a quorum will

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CAI-Greater Los Angeles Chapter

be determined and at which ballots will be counted, and

must also require that a director comply with the same

a statement that the board of directors may adjourn the

requirements.

meeting at least 20 days after the scheduled election if the quorum requirement is not met. If the association fails

The CLAC Delegates will next meet on October 20 to discuss

to reach quorum and adjourns the election to a later date,

their 2024 legislative goals and objectives.

the association must now provide an additional notice of the reconvened meeting no less than 15 days prior to the meeting by general delivery, which must include: The date, time and location of the meeting.

Ramona Acosta, CMCA, AMS, PCAM, is the

The list of the candidates.

Director of Business Development of Tinnelly Law Group and an Emeritus Delegate to CAI’s

A statement that 20% of the association present or voting by

California Legislative Action Committee. Tinnelly

proxy or secret ballot will satisfy the quorum requirements

Law Group has been devoted exclusively to

for the election of directors and that the ballots will be

providing legal representation to California

counted if a quorum is reached.

community associations for over 30 years. Ramona may be reached at ramona@tinnellylaw.com.

AB-1572: Nonfunctional Turf AB-1572 prohibits the use of potable water for the irrigation of nonfuctional turf beginning January 1, 2029. Nonfunctional turf includes common area turf that is not located in a recreational use area or community space, and turf located within street rights-of-way and parking lots. Recreational use areas may include sports fields, golf courses, playgrounds, picnic areas, pet exercise areas, or other recreational areas. Community spaces include areas that may be used for community events or social gatherings. A homeowners association with more than 5,000 square feet of irrigated common area must certify that their property is in compliance beginning June 30, 2031, and every three years thereafter through 2040. Local water districts and municipalities will be required to revise their regulations and ordinances by January 1, 2027, so it is unclear how community associations will be required to comply. Stay tuned for more information from your local water district.

AB-1764: Housing Omnibus CLAC supported AB-1764, which provides cleanup language to the candidate disqualifications outlined in Civil Code § 5105. Currently, the only mandatory disqualification for running for the board of directors is that the candidate must be a member of the association at the time of nomination. AB-1764 adds a second mandatory disqualification. A candidate that has served the maximum number of terms or sequential terms allowed by the association must be disqualified from running for the board. It further clarifies that a director that ceases to be a member shall be disqualified from continuing to serve as a director, even though they were a member at the time of nomination. Associations are also permitted to include several discretionary candidate disqualifications in their bylaws or election rules. AB-1764 now requires that if an association includes candidate disqualifications, the election rules

CAI-Greater Los Angeles Chapter

November/December 2023 | www.cai-glac.org

OUR THANKS

TO RENEWING MEMBERS! AS OF SEPTEMBER 1, 2023

BUSINESS PROFESSIONALS

COMMUNITY MANAGEMENT COMPANIES

COMMUNITY MANAGERS

All Lites Co. Inc.

Appleby Real Estate Brokerage & Property Management

Alana Joy Ellis, CMCA®, AMS® Allen Liou Assembly Homeowners Association

BPR, Inc.

Cammarata Management, Inc.

Creighton Tevlin, CPA

HOA Experts Inc dba: Accord Management Group

Amber Pineda SF Valley Management, Inc.

Argos Home Systems Inc.

Fenn Termite & Pest Control Ferris Painting FHA Review HOA Election Experts LLC Hoffman Brown Company Jackson Insurance Services

Amy Leigh Yankauskas, CMCA®, AMS® West Ocean HOA

JC Ultimate Property Management Consulting, Inc.

Angelique Madrigal Ross Morgan & Company, Inc., AAMC®

ProActive Professional Management Professional Community Management

Ani Keshishian, CMCA®, AMS® Infinity Property Services, AAMC®

SF Valley Management, Inc.

Ashley Alvarado Momeni PMP Management, AAMC®

Prime Painting Professionals

Tandem Property Management

Stay Green, Inc.

Valley Association Management, Inc.

Barry Tropp FirstService Residential California, LLC Ben Bar Allstate HOA Management

The Sherwin-Williams Company

Beth Ann Bottaro, CMCA® Valencia Management Group, AAMC®

WICR Waterproofing & Construction Duramax Building Products PMC Plumbing, Inc. First Onsite Restoration

Global Security Concepts, Inc.

BluSky Restoration Contractors

last social event of the year – a time for

Ez Plumbing

he Membership Committee would like to thank all of our members by hosting the

annual Holiday Happy Hour. It is the Chapter’s networking and fun…and video games!

COMMUNITY ASSOCIATIONS Breakers at Del Amo Catalina Gardens HOA

This year, the Holiday Happy Hour is being held

MEMBERSHIP

MINUTE

Century Woods Condominium Association, Inc.

at the The One Up Gastrolounge and Arcade in Sherman Oaks on Friday, December 1, 4:006:30 PM. Tickets include food, drinks, parking, unlimited arcade games, cookie decorating,

Harborplace Tower Homeowners Association, Inc.

and a special gift.

Mulholland Heights Homeowners Association Old Orchard I Homeowners Association

Thank you to our sponsors for making this

Pasadena Villa Marengo Homeowners Association

possible: Beaumont Tashjian, Berding Weil, First Onsite, PCW Contracting Services, The

Piedmont Park Villas COA Rustic Glen HOA Seco Canyon Homeowners Association Villa Marina East #5 Studio Village Townhouses OA, Inc. Tarzana Woods Owners Association

By Mimi Cortes

Marketing Director at SAX Insurance and Co-Chair of the Membership Committee. mcortes@saxagency.com (760) 696-0687

Naumann Law Firm, Vista Paint Corporation, and Whitestone Industries. Tickets are $58 each or 10 for $500. Sponsorships available. Email memberservices@cai-glac.org to order or for more information.

Azzurra Homeowners Association Renaissance Homeowners Association (Inglewood)

www.cai-glac.org | November/December 2023

CAI-GLAC CHAPTER OFFICE 818-500-8636

WELCOME

NEW CAI-GLAC MEMBERS! AS OF SEPTEMBER 1, 2023

Casey Robinson, AMS® Common Interest Services, Inc.

Martha Olvera, CMCA® Horizon Management Company, AAMC®

Cassandra Dyer, CMCA, AMS FirstService Residential, AAMC®

Maryanne Fitzpatrick Fox Hills Pines Homeowners Association

Celena Castro SF Valley Management, Inc.

Michael Sukey, AMS®, PCAM® Icon Realty Services, Inc.

Chris Holigores SF Valley Management, Inc.

Michelle C. Underwood, CMCA®, AMS®, PCAM®

Christopher Todd Rainey, CMCA®, AMS® Infinity Property Services, AAMC®

Michelle Sesto Horizon Management Company, AAMC®

Curtis D. Galloway, CMCA®, AMS® Manhattan Pacific Management, Inc. Daniel Carvo, CMCA®, AMS® Action Property Management, AAMC® David Diers, CMCA®, AMS® The Village Condominium Owners Association

Michelle Van Dyke, CMCA®, AMS® Marina Pacifica HOA Miss Judy Avila, CMCA® Beven & Brock Nicolas Gambino FirstService Residential, AAMC® Nicole Peterson, CMCA®, AMS®, PCAM® Valencia Management Group, AAMC®

Dawn Michele Suskin, PCAM® Playa Vista Parks and Landscape Corporation Debra R. McGary, AMS® Horizon Management Company, AAMC® Diane Rossiter, CMCA®, AMS®, PCAM® Somerset HOA Donyelle La-Key, AMS®, PCAM Horizon Management Company, AAMC® ®

Noelia Sainz HOA Organizers, Inc., AAMC® Peggy O’Donoghue, CMCA®, AMS®, PCAM® Valencia Management Group, AAMC® Priscilla Naiman Partners Community Management, Inc.

Eduardo Campillo

Rachel Richardson, CMCA® Marina Pacifica HOA

Elizabeth Calderon Optimum Professional Property Management, Inc., AAMC®

Rafael Figueroa, CMCA® Action Property Management, AAMC®

Elizabeth Threadgill, CMCA® Beven & Brock Freda Leung Partners Community Management, Inc.

Renee Romero Vintage Group Roman G. Esparza, CMCA® Beven & Brock

Irina Filipyeva, CMCA®, AMS® FirstService Residential California, LLC

Ruth Moffitt, CMCA®, AMS®, PCAM® Valencia Management Group, AAMC®

Janet Ulrich, CMCA®, AMS®, PCAM® HOA Organizers, Inc., AAMC®

Shaun Fury Action Property Management, AAMC®

Jeffrey Freeman, CMCA® Condominium Administration Co., Inc.

Shawn Michael Bieber, CMCA® Action Property Management, AAMC®

Jennie Rebecca Rich, CMCA®, AMS® Ross Morgan & Company, Inc., AAMC®

Sophy Dith Professional Community Management

Jennifer Michel Calderon HOA Organizers, Inc., AAMC®

Stella Braden Rothluebbers, CMCA®, AMS® Realta Management, LLC

Karen Evenden HOA Organizers, Inc., AAMC® Kelly Rackers, CMCA , AMS PMP Management, AAMC® ®

Tammara Johnee Mencias, CMCA®, AMS® 133 Promenade Walk Corp

Kristen J. Hicks, CMCA® Valencia Management Group, AAMC®

Victor M. Mariscal The Californian on Wilshire HOA

Kristen Raig, CMCA®, AMS® Rolling Hills Community Association

William L. Reimbold, CMCA®, AMS® SF Valley Management, Inc.

CAI-Greater Los Angeles Chapter

BUSINESS PARTNERS

COMMUNITY MANAGERS

Floor Coverings International Hermosa Beach

Christiane C. B. Zborovsky, CMCA Associa-PCM, AAMC®

FlushWizer

Eugene Jackson Action Property Management, AAMC®

Horn’s Backflow & Plumbing Service, Inc.

Joseph Isaac Castro Beven & Brock

MindMe Technology, Inc.

Justin Franklin

Ring

Leslie Patricia Hernandez Cardinal Management Group

Scoop Masters Pet Waste Removal

Luis De Leon Action Property Management, AAMC®

Streamline Building Corporation

Mary Grantz The Ritz-Carlton Residences, LA Live

Structural Preservation Systems, LLC Synergy CPA & Advisor Tugboat

MANAGEMENT COMPANY Pacific Glen Property Management Spectra Associates, Inc.

Michelle Lewis Miguel Angel Martinez FirstService Residential, AAMC® Monica Ruiz Cardinal Management Group Mrs. Cathleen Zimmerman PMP Management, AAMC®

HOMEOWNERS ASSOCIATIONS Merit Park HOA

ADVERTISERS INDEX Action Property Manager..........................................................12 ALLBRiGHT 1-800-PAINTING...................................................27 Association Reserves-CA/Los Angeles..............................24 First Citizens Bank.......................................................................23 Ferris Painting, Inc.......................................................................35 Macdonald Insurance Agency................................................20 Optimum Professional Property Management Inc., ACMF®, AAMC®.........................................27 Pacific Western Bank..................................................................20 Pacific Utility Audit..........................................................................7 Popular Association Banking..................................................17 Reserve Studies Inc....................................................................29 Segal Insurance Agency, Inc......................................................9 Select Painting & Construction, Inc......................................17 Shaw, Moses, Mendenhall & Associates Insurance Agency............................................13 Valley Bank........................................................................................9 Witkin & Neal, Inc.........................................................................30 Wolf, Rifkin, Shapiro, Schulman & Rabkin LLP....................5 November/December 2023 | www.cai-glac.org

CAI-GLAC 1010 N. Central Ave., #316 Glendale, CA 91202

Change Service Requested

2023-2024 CAI-GLAC UPCOMING EVENTS NOVEMBER 2023

04 11 15 17

Virtual Board Leadership Workshop Virtual Board Leadership Workshop In-Person Educational Luncheon Board/Committee Chair Strategic Planning Chapter Board of Directors Meeting

DECEMBER 2023

01 05 15

Holiday Happy Hour, The One Up – 4pm Pasadena Mini Expo – 4pm Chapter Board of Directors Meeting – 9am

JANUARY 2024

10 Tricks of the Trade Webinar 20, 27 Board Leadership Workshop 31 Educational Breakfast

FEBRUARY 2024

TBA Manager Webinar 14-17 CAI National Law Seminar TBA PCAM Reception 21 Educational Luncheon

MARCH 2024

2 TBA TBA 27

Awards Gala at The Biltmore HOA Webinar CID Law Course Webinar Speakers Workshop

Via ZOOM Via ZOOM Skirball Via ZOOM

Sherman Oaks Pasadena Via ZOOM

Via ZOOM Via ZOOM Valencia

APRIL 2024 4-5 17 29

Executive Summit Educational Luncheon Golf Tournament

Langham, Pasadena Torrance Porter Ranch

MAY 2024 TBA 8-11 29

HOA Webinar CAI National Conference Educational Luncheon

Via ZOOM Las Vegas Downtown LA

JUNE 2024 TBA TBA 26

Manager Boot Camp CLAC Fundraiser Educational Luncheon

Via ZOOM Woodland Hills

AUGUST Via ZOOM Las Vegas Downtown LA

9 Dodgers Night TBA HOA Webinar 19-23 CID Law Course Webinar 28 Educational Breakfast

Los Angeles Via ZOOM Via ZOOM Valencia

SEPTEMBER Downtown LA Via ZOOM Via ZOOM Skirball Center

TBA 27 27

Manager Webinar Community Expo Annual Member Meeting

Via ZOOM Hilton Universal Hilton Universal

Events subject to change. See website for updates. Rev 10/20/23