Gold Coast Connection - Q2 2025

Gold Coast

CONNECTION

2nd Quarter 2025 | cai-goldcoast.org

CONTENTS 4 President’s Message 5 Meet the Board 7 Introducing Our CED 9 Editor’s Message 16-17 Membership Committee Update 18 Young Professionals Committee Update 20 Spring Edu-Social Event 26 CAI Annual Conference 35 Diamond Classic 42-43 New Members and Designations 44 2025 Community Partners

ARTICLES Hurricane Safety Preparation

10

Protecting Elevators During Hurricane Season: A Critical Guide for Property Owners

13

The Evolution of Cellular Communication in Alarm Systems and Smart Home Technology

21

From Calm to Category 5: Hurricane Prep for Community Associations

24

The Impact of Technology on Community Associations

28

Procedures for Fining and Suspending Use Rights

36

President’s Message ERIN NICKERSON PRESIDENT, CAI GOLD COAST CHAPTER Dear CAI Gold Coast Members,

As we wrap up the second quarter of 2025, I’m excited to share the energy, growth, and momentum we’ve built together so far this year.

We’ve been in full swing planning and executing meaningful events that strengthen our chapter and bring real value to our members.

This fun and lively event brought together many of our favorite members—along with some new faces and management companies—which is always wonderful to see. A big thank you goes out to our loyal sponsors for making events like this possible and continuing to support our chapter’s growth.

One of the most exciting highlights this quarter is the launch of our Young Professionals Committee.

This group has already proven that they’re motivated and forward-thinking. Their very first networking event, Cue the Connections, was held at a local pool hall and was both well-marketed and well-attended. It was a great example of fresh ideas in action, and we can’t wait to see what this passionate committee will come up with next to engage members and grow the next generation of professionals in our industry.

As we roll into the second half of the year, we’re thrilled to announce the expansion of our upcoming Golf Tournament. This year, we’re moving to a larger course to create more opportunities for business partners, managers, and homeowner leaders to participate. Stay tuned—more information will be coming soon, and the save-the-date is already available on our website!

We’re also proud to introduce our Treasure Coast Committee, created to serve the northern portion of our chapter—from Stuart to Vero Beach.

Formed in early 2025, the committee has already hosted its first successful event and is continuing its momentum with an upcoming Legislative WrapUp Session featuring CAI Lobbyist Travis Moore.

This event will take place on June 24 at Kyle G’s in Stuart, and we encourage everyone to join us for an informative and timely discussion on the latest legislative changes and CAI’s ongoing advocacy efforts on behalf of our community associations.

Registration is now available on our website.

Our Social Committee continues to shine as well, recently hosting the Second Annual Baseball Diamond Classic at Roger Dean Stadium.

Lastly, I’m excited to share a key milestone in our strategic growth plan. One of our biggest goals this year is to grow our chapter to over 500 members— and I’m happy to report that we’re already halfway there at the midyear point. This speaks volumes about the strength of our community and the value CAI continues to provide.

Thank you for being part of this journey. Your engagement, enthusiasm, and support are what make the CAI Gold Coast Chapter such a dynamic and successful organization.

Warm regards,

Erin Nickerson President, CAI Gold Coast Chapter

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 4

MEET THE BOARD 2025

Executives Erin Nickerson President Brenda Kettwig President-Elect Marcy Kravit Vice President Irene LaTour Treasurer Sheri Smith Secretary

Directors Catie Phillips Chris Hernandez Cliff Nash Erica Dalesandro Luis Alicea Terresa Streng

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 5

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Introducing Our New CED! ALICIA FELLA, LCAM

Like so many New Yorkers, the impact of COVID on the hospitality industry led me to trade the upstate winters for the Florida sunshine.

Born and raised in Rochester NY, my journey south in 2022 marked an exciting new chapter for me.

As a graduate of the Rochester Institute of Technology with an International Hospitality Management degree, I spent seven rewarding years with a family-owned business, where I honed my skills in overseeing operations and implementing standardized protocols across multiple franchise locations.

My move to the Sunshine State saw me dive headfirst into the community management world.

I gained valuable on-the-ground experience working as an Executive Assistant to a CAM for a management company in the heart of downtown West Palm Beach.

Earning my CAM license in the spring of 2024 fueled my eagerness to get involved in the industry, connect with like-minded and

career-driven professionals, and continue my education in this field.

I was thrilled to receive an email calling for members for the newly formed Young Professionals Committee – a perfect opportunity!

Being someone who thrives on clear communication, tackling tasks efficiently, and finding effective solutions, I am genuinely excited about the opportunity the Gold Coast Board of Directors has entrusted to me.

I look forward to contributing to the chapter's growth, expanding our communication outreach, and ensuring we continue to offer exceptional educational opportunities to all members.

I'm looking forward to collaborating with the dedicated board and committee members to not just meet, but exceed our goals.

I can't wait to connect with each of you and look forward to sharing chapter news in the Summer 2025 magazine edition.

Alicia Fella, LCAM Chapter Executive Director CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 7

R E A L E S TA T E & H O S P I TA L I T Y

C O M M U N I T Y A S S O C I AT I O N I N S U R A N C E Alliant is the nation’s leading specialty broker In the face of increasing complexity, our approach is simple: hire the best people and invest extensively in the industries and clients we serve.

We operate through one national platform, so clients have access to our resources and expertise – regardless of where the resource is located – to capitalize on new opportunities to grow and protect their organizations.

The More Rewarding Way to Manage Risk

Tressa Bishop, MBA, CIC, EBP, CIRMS | 719.731.6511 | tressa.bishop@alliant.com alliant.com | CA License No. 0C36861 © 2024 Alliant Insurance Services, Inc. All rights reserved.

Editor’s Message TRESSA BISHOP MBA, CIC, EBP, CIRMS® Dear Gold Coast Connection Community,

I’m not sure that the days/weeks/months could be moving any faster. How in the world are we already almost halfway through 2025?? I know I’m not alone in feeling like I’m living life at 1.5 x speed (fellow podcast listeners will get that reference).

The summer months will have many opportunities for connection and community – two things the Magazine Committee strives for through the quarterly publication. We hope you’ll use the information and event flyers in each issue to plan for ways to connect with other members in the months ahead. Add the Salsa at Sunset and Golf Tournament to your busy calendar NOW so you don’t miss out on wonderful memories with dear friends and new acquaintances.

Life moves fast but is made of those moments that become fond memories when we slow down and spend time with others in community. Try to make it a point to introduce yourself to two new people you haven’t previously met at the next Chapter event you attend. Expand your circle a bit and bring your positive energy and light to another’s life, even if only for a few moments.

The Magazine Committee looks forward to receiving your feedback on this issue and how we can continue to improve throughout the year.

Please say hi and let us know your thoughts when you see us out and about at Chapter and other industry functions: Marcy Kravit, CMCA, AMS, PCAM, CFCAM, CSM Board Liaison & Board of Directors Vice President Tressa Bishop, MBA, CIC, EBP, CIRMS® Committee Chair Sharla Mino, LCAM, CMA, AMS Committee Member David Shore, LCAM, CMCA, AMS, PCAM, CPO Committee Member Marcy Green, LCAM, CMCA, AMS Committee Member

Vicki Gerrish, LCAM, CMCA Committee Member Don Seeley Committee Member

Special thanks to those that contributed to this issue of the magazine. Your willingness to provide valuable content is truly appreciated by all of us.

Happy reading!

Tressa Bishop, MBA, CIC, EBP, CIRMS® Senior Vice President Alliant Insurance Services

Share Your Expertise! Submit Your Article Today Have insights, stories, or expertise to share? We’re now accepting article submissions from our members—get published and inspire others!

ced@cai-goldcoast.org

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 9

Hurricane Safety Preparation By: Trisha Fohr, Centennial Bank The 2025 Atlantic hurricane season officially begins on June 1, 2025 and ends on November 30, 2025. Floridians are all too familiar with hurricane storms that cause life and property damages with flooding, storm surge, high winds and tornadoes.

Do you know the difference between a Hurricane Watch and Hurricane Warning?

Hurricane Watch – Hurricane conditions (sustained winds of at least 74 mph) are possible in the announced area within 48 hours. Review your hurricane plans, take proactive measures, keep informed and be ready to act if a warning is issued.

Hurricane Warning – Hurricane conditions (sustained winds of at least 74 mph) are expected in the announced area within 36 hours. Complete your storm preparations and leave the area or move to the safest location to be during the storm, if directed to do so by authorities.

Preparation is the best protection against the dangers of a hurricane.

Strengthen your home.

Declutter drains and gutters. Bring in outside furniture, garden décor and lawn ornaments. Trim trees and loose foliage prior to storm season to have debris removed by a waste management company. Consider boarding windows with plywood or purchasing hurricane shutters.

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 10

Protect your car.

A tropical storm or hurricane can create flooding and wind-borne debris that can damage vehicles. To protect your vehicles, here are some tips: Park in a safe location. Store your car inside a garage. If a garage is unavailable, park your car close to a building. Avoid parking under power lines or trees.

Fill your car’s gas tank before the storm in case you need to evacuate or get help after the storm, you will have enough gas to do so.

Avoid driving in a flood, even one foot of standing water can damage a vehicle.

Check in with your neighbors.

If you live near senior adults or those who may need additional help, check in with them to see if they would like assistance securing hurricane plans, gathering supplies or preparing their homes for the hurricane season.

Determine what to do with pets.

Whether you decide to evacuate or stay in your home, you will need to make plans for your pets. Not all emergency shelters accept pets; do your research to find petfriendly shelters nearby.

Protect your business.

Tropical storms and hurricanes can impact businesses. It is important to understand the risks and potential impacts to prepare accordingly. Organizations with a continuity plan may recover efficiently after a disaster.

Lastly, have a communication plan. It is imperative to have a plan and share it with your family. Stay indoors, stay informed and stay safe.

Trisha Fohr Trisha Fohr, Association Banking Relationship Manager for Centennial Bank, has over 20 years’ experience as a banking sales professional. Trisha obtained her Florida Community Association Manager’s license last year and has been a Florida Notary Public commissioned since 2000.

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 11

Protecting Elevators During Hurricane Season: A Critical Guide for Property Owners By: Megan Merlo, Southwest Elevator Many U.S. cities face a high risk of hurricane damage, with Floridian metropolitan areas being especially vulnerable. In fact, three of the top five most hurricane-prone cities — Miami, Key West, and Tampa — are located in the Sunshine State.

Residential and commercial properties see major damage during hurricane season, with elevators being a major contributor to overall mitigation and reconstruction costs. Powerful storms can flood elevator shafts, short-circuit electrical systems, and cause sudden power failures. Additionally, structural misalignment may occur.

These types of damage can leave elevators inoperable. Fortunately, there are ways to minimize elevator hurricane damage.

Property owners can take preventative measures before a storm hits. By taking these precautions, building owners can reduce repair costs, improve safety, and ensure that elevators are ready to operate once the storm has passed. Below, we’ve rounded up tips for keeping your elevators safe during hurricane season.

Check Equipment Heavy rains and storm surges can cause water to pool in the pit. This may shortcircuit elevator systems, which can lead to costly repairs and dangerous malfunctions. That’s why it’s important to check all sump pumps, float switches, and alarms in the elevator pit before a storm approaches. Sump pumps help remove excess water, while float switches detect rising water levels and activate the pumps automatically. Alarms also provide an early warning if flooding occurs, which can help building managers take quick action to protect the equipment.

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Move Elevators to the Center or Top of the Hoistway If a hurricane occurs, move all the elevators near the center or top of the hoistway to reduce damage from pit flooding. By positioning the elevators higher up, you minimize the risk of water damage, electrical short circuits, and corrosion.

Close Vents and Openings Close up all vents and openings on top of the hoistway and in the machine room.

Hurricane winds can force water and flying debris into these openings, which can damage components.

Ensure Phones are Working Inside the Elevator It’s extremely important to ensure your phones are working properly prior to a hurricane. If someone gets trapped due to an electrical failure or water damage, a functioning phone allows them to call for help and may quite literally be a lifesaver.

Use Sandbags for Outdoor Elevators Outdoor elevators should have sandbags along the bottom of the hoistway doors.

These sandbags act as a barrier to slow down or block water intrusion, which reduces the risk of costly repair and ensures the elevator remains functional after the storm.

Check Seals on Windows and Doors Outdoor machine rooms should have secure seals around windows and doors.

Proper seals help protect the equipment, reducing the risk of costly repairs.

Megan Merlo Megan Merlo, Business Development Manager with Southwest Elevator, specializes in elevator modernization, repair, and service, as well as client management and business development in Palm Beach County. With more than five years of experience in the elevator industry, Megan is passionate about helping property owners find reliable, costeffective solutions tailored to their unique elevator needs.

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 14

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MEMBERSHIP

Committee Update Luis Alicea, LCAM, BP

2025 Committee Chair Welcome to the Spring 2025 Membership Report!

This quarter was a testament to the power of connection and collaboration. From welcoming new faces to re-engaging valued members, we continue to strengthen our community through meaningful outreach, events, and volunteer support. I'm especially proud of the dedication shown by our Membership Committee, whose behind-the-scenes work keeps our chapter thriving.

Membership Snapshot – Spring 2025 We are proud to serve 441 active members across the following categories:

Key Highlights 441 total active members—a positive increase from last quarter.

9 new members joined across all categories, led by Managers and Business Partners 6 rejoining members returned after outreach, events, and renewed interest.

9 lapsed members, primarily in Manager and Chapter National groups—personal follow-ups are underway.

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Events & Engagement Palm Beach County Condo & HOA Expo – A major success, helping spark interest among new and prospective members.

Personal Outreach – Conducted to lapsed and expiring members to support renewal and feedback.

Gratitude for Our Volunteers We extend our heartfelt thanks to the volunteers who make this committee work possible.

Whether you're making welcome calls, staffing event tables, or offering your ideas on our calls —your time and heart make all the difference.

Meet the Membership Committee The CAI Gold Coast Membership Committee is composed of dedicated Community Association Managers, Homeowner Leaders, and Business Partners working to grow and support our chapter from Boca Raton to Vero Beach.

2025 Membership Committee: Sheri Smith

Jim Maguire

Susan Rothman

Board Liaison & Board of Director

Committee Member

Committee Member

Luis Alicea

Lisa Elkan

Travis Boyson

Committee Chair

Committee Member

Committee Member

Nikki Smith

Millie Ventura

Kathy Jean Pinchuk

Committee Member

Committee Member

Committee Member

Shernelle McCombie Committee Member

Kim Stevenson Committee Member

Steven Best Committee Member

Thank you for being part of CAI Gold Coast. Every member—new or longtime—plays a role in our collective success. If you know someone who could benefit from membership, refer them our way. Let’s continue building, together.

With gratitude, Luis Alicea Chair, CAI Gold Coast Membership Committee

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 17

YOUNG PROFESSIONALS

Committee Update Bryan Rubin

2025 Committee Chair

The Young Professionals Committee recently hosted its first official event at Paradise Billiards in Lantana, and we’re proud to share that it was success! We had a strong turnout for our first ever gathering and were thrilled by the enthusiastic support from our sponsors and business partners. Guests enjoyed a fun-filled evening with free play on the pool tables, complimentary drinks, an absurd amount of Papa Johns, and exciting raffle prizes. A heartfelt thank you goes out to everyone who attended and to the sponsors who helped make the event a memorable one.

Building on the momentum from our first event, we’re already planning our next gathering, scheduled for August. This time, we’re taking the fun to the mini golf course! Inspired by the chapter’s annual golf tournament, our mini golf event will bring a similar spirit of friendly competition and networking, but with a young professionals twist. We learned a lot from hosting our first event and are eager to apply those lessons to make our next outing even better.

In addition to our social events, we’re in the early stages of launching an educational initiative designed to add even more value to our community. The goal is to host roundtable-style panels featuring experts from our committee with varying specialties ranging from insurance, restoration, elevators, etc. who can answer realworld questions from our chapter’s members. We believe this forum will spark meaningful dialogue and provide practical knowledge for attendees.

As we continue to grow, we welcome new ideas and fresh perspectives. If you’re interested in joining the Young Professionals Committee or have suggestions for future events or initiatives, we’d love to hear from you!

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 18

Treasure Coast Committee’s

Spring Edu-Social

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 20

The Evolution of Cellular Communication in Alarm Systems and Smart Home Technology By: Darion Samuels, ADT In the early days of alarm systems, phone-line technology was the standard method for transmitting signals from alarm panels to central monitoring stations. This technology relied on pulse dialing; a method like manually dialing a phone number on a home phone. When an alarm was triggered, the system would use pulse and in most cases touch tone dialing to send a specific signal to the central station, which required special phone receivers to translate the incoming signal. These receivers were crucial for identifying the subscriber and interpreting the alarm signal, laying the foundation for effective alarm system monitoring. This method, while reliable and being used today has its limitations, including slower transmission speeds and susceptibility to physical line disruptions.

Fast forward to today, and the landscape of alarm system communication has transformed dramatically with the introduction and advancement of cellular technology. Modern alarm systems primarily use cellular communication, leveraging cell towers spread across the country to transmit signals directly to central stations.

This method offers several advantages over traditional phone lines, including significantly faster transmission speeds and greater reliability. Cellular communication is less prone to physical disruptions, making it a more secure and efficient choice for alarm system monitoring. It offers 24-hour monitoring of signal loss and tamper-proof features, resulting in instant notifications to both the alarm monitoring center and the subscriber. For those still using phone lines as their primary communication method, integrating cellular communication is highly

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recommended. The speed and efficiency of cellular technology ensure that alarm signals are transmitted almost instantaneously, providing quicker response times and enhancing overall security.

The advancements in cellular technology continue to grow, driving innovation in both alarm systems and smart home devices. As technology evolves, we can expect even more sophisticated and integrated solutions that enhance security, convenience, and efficiency in our daily lives. Whether it's ensuring the safety of our homes or creating a comfortable living environment, cellular communication is at the forefront of this technological revolution.

In conclusion, the integration of cellular communication into alarm systems and smart home technology has significantly enhanced the efficiency, reliability, and convenience of home automation. The advancements in cellular communication have revolutionized alarm system monitoring, enabling real-time signal translation and faster response times. As we continue to embrace these technological advancements, our homes become smarter, safer, and more responsive to our needs. This seamless integration of technology into our everyday lives paves the way for a future where home automation is not just a luxury, but a standard for modern living.

Darion Samuels Darion Samuels, Senior Account Manager for ADT HOA, boasts an impressive 27-year journey with the company beginning as a technician. Now providing top-tier customer care to over 100,000 homes through bulk agreements, Darion's passion for meeting new people and the dynamic challenge of his role makes every day an exciting adventure.

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 22

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From Calm to Category 5: Hurricane Prep for Community Associations By: Charity Gruwell, FirstService Residential A hurricane doesn’t wait—and neither should you. With the season spanning June to November, coastal communities are always one storm away from potential disaster.

From safeguarding shared spaces to coordinating resident communications, now is the time for community associations to prepare, well before the next named storm appears on the radar.

Preparation Starts Early Community associations should encourage residents to develop a personal hurricane plan early in the season. This includes identifying a safe room, gathering emergency supplies, and understanding evacuation zones and routes to shelter, to name a few of the critical steps. Associations can support these efforts by sharing key resources and distributing preparedness reminders.

Before a storm approaches, associations should coordinate with their professional management teams to secure common areas, inspect emergency equipment, and confirm that all systems are ready for potential impact. Trim trees, secure outdoor furnishings, and inspect roofs and drainage systems to minimize risk.

Know the Terminology The National Weather Service issues a Hurricane Watch when storm conditions are possible within 48 hours. A Hurricane Warning means conditions are expected within 36 hours. During these alerts, residents should stay informed, complete final preparations, and be ready to evacuate if advised.

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Communication Is Key Community associations play a vital role in communicating updates to residents.

Management should share information about local emergency services, evacuation orders, shelter locations, and community policies. While management teams do not assist in securing individual homes, they are essential in directing the community response and recovery efforts.

After the Storm Once conditions are safe, associations should begin damage assessments. It's important to document any destruction with photos or video and contact insurance providers promptly. Associations should check with their management company to see if they can take advantage of emergency loan funds and coordinated support with contractors, vendors, and adjusters to expedite repairs.

A Collective Effort Hurricane preparedness is a shared responsibility. By fostering collaboration between residents, boards, and management, community associations can reduce the impact of storms and ensure a faster recovery. Tailored emergency plans, clear communication, and ongoing preparation form the foundation of a resilient community.

Charity Gruwell Charity Gruwell, Vice President with FirstService Residential, is responsible for operations, growth and retention, client relations, and business development for condo and HOA communities in the Palm Beach/Treasure Coast market. With 20 years of property management experience, she leads and supports a team of regional directors to ensure consistent delivery of exceptional service.

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 25

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 26

The Impact of Technology on Community Associations By: Marcy Kravit, CMCA, AMS, PCAM, CFCAM, CSM In my 20-plus years in the community management industry, I’ve seen firsthand how technology—especially the Internet—has completely transformed the landscape for community associations. It's like we've jumped from the Stone Age straight into the future! From communication tools to financial management, these advancements have streamlined operations and significantly enhanced resident engagement. So, let’s dive into the fun and fascinating world of modern tech that’s reshaping our communities!

The Internet: Our Community Lifeline Let’s start with the superstar of our story: the Internet! This magical web has redefined how we gather and share information.

Remember when getting details about landscaping meant flipping through hefty volumes of the Britannica Encyclopedia?

And mailing newsletters, hoping everyone would receive them on time? Now, we have a treasure chest of information at our fingertips!

With interactive databases, educational websites, and vibrant community forums, a wealth of knowledge is just a click away. This shift not only makes it easier to find what we need but also allows us to tap into a broader range of perspectives and expertise. Whether researching best practices for community management or exploring local events, the variety of resources fosters a more informed and engaged community than ever before!

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Instant Access to Information The Internet is like that friend who always knows what’s happening—just better!

Whether it’s community news, event reminders, or important announcements, we can stay in the loop instantly. With robust community association software, community portals, websites and email blasts, transparency is the key. Our communities are more connected than ever!

And speaking of connections, let’s talk about fobs, QR codes, and gate access control systems!

These innovations enhance security and convenience for residents, allowing for quick access to gated communities. No more fumbling around for keys or waiting for someone to let you in. Plus, modern banking technology has made paying dues and tracking bills a breeze! Residents and managers pay their associations bills online, set up automatic payments, and track their billing history with just a few clicks. This transparency fosters trust between residents and management, ensuring everyone is on the same page regarding finances. Together, these technologies create a more efficient, secure, and connected community experience.

Enhancing Common Areas with Wi-Fi Let’s not forget one of the most exciting tech advancements: free Wi-Fi in common areas! Imagine lounging by the pool, enjoying a picnic in the park, or a community event while staying connected. Offering Wi-Fi in shared spaces not only enhances the quality of life but also encourages socialization among residents. Whether it’s streaming music at a community gathering or providing a workspace for remote workers, Wi-Fi can transform communal areas into vibrant hubs of activity. It’s also a fantastic way to attract new residents who value connectivity and convenience!

The Perks of Tech in Community Life Now, let’s dive into some of the benefits that technology has brought to our communities: Communication Made Easy Remember when organizing a meeting involved a flurry of phone calls? Thanks to email and video conferencing, we can connect instantly, no matter where we are. This means more voices can be heard, and decisions can be made faster— hooray for efficiency! Managing associations with seasonal and international residents has never been easier.

Continued on page 31

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Building Stronger Networks Technology has allowed us to create connections that go beyond traditional gatherings. Online groups and community apps keep the conversation flowing, whether we’re planning events, sharing updates, or reporting maintenance issues. These platforms foster a sense of belonging that transcends physical barriers.

Streamlining Management For us community leaders, technology has been a game changer! Online tools help us track everything from accounting, budgets to maintenance schedules, freeing up time for the fun stuff—like brainstorming new community activities! This efficiency allows us to focus on what really matters: creating an engaged and vibrant community with access from all over the world.

The Flip Side: Challenges of Digital Interaction Of course, it’s not all sunshine and rainbows. There are some bumps in the road that we need to navigate: Missing That Personal Touch While virtual communication is convenient, it can lack the warmth of face-to-face interactions. The oy of a shared space, a hug, or a knowing nod is hard to replicate through a screen. To improve this, let’s incorporate personal touches into our virtual interactions—like starting meetings with a quick chat or icebreaker to set a friendly tone.

The Digital Divide Not everyone has equal access to technology, and this can create barriers in our communities. We must be mindful of those who might feel left out and ensure that everyone can participate in discussions. Offering alternative ways to engage, such as phone calls or in-person meetings, can help bridge this gap.

Over-Reliance on Screens Let’s face it: it’s easy to get cozy behind a screen and forget to venture out into the real world. We need to balance our online interactions with good old-fashioned in-person gatherings to keep our community spirit alive. Regular in person association meetings and casual meet-and-greets can help foster those essential face-to-face connections.

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Striking the Right Balance So, how do we make the most of technology while keeping our community connections strong? Here are a few tips: Hybrid Meetings Let’s mix it up! Combining in-person and virtual meetings can cater to everyone’s preferences and keep the energy flowing. This approach invites participation from those who prefer the comfort of their homes while still fostering in-person relationships.

Encouraging Face-to-Face Fun While digital tools are great, let’s not forget to encourage sponsors to host community get-togethers. Nothing beats the camaraderie of a neighborhood barbecue or a community party sponsored by your business partners! These events can create lasting memories and strengthen bonds.

Offering Support Let’s provide resources and training for those who might need a little extra help navigating the tech world. We want everyone to feel included! Workshops and videos on using community software can empower residents and enhance community engagement.

Conclusion In my experience, I’ve seen how technology—especially the Internet—has changed the game for community associations. It’s opened doors, fostered connections, and made communication easier than ever. While there are challenges to tackle, by striking a balance between digital and in-person interactions, we can create vibrant, connected communities that thrive both online and offline.

Here’s to embracing technology in keeping our community spirit alive!

Marcy Kravit, CMCA, AMS, PCAM, CFCAM, CSM Marcy Kravit has more than 2 decades of experience managing community associations and authored the book, “Common Sense Community Management”.

Marcy serves as the Senior Director of Community Association Relations-Emerging Markets.

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Salsa at Sunset Presents

July 10th | 6:00 PM - 10:00 PM Fred Astair Dance Studio 1900 Okeechobee Blvd A2, West Palm Beach, FL 33409 Experience vibrant energy and exhilarating dances with your significant other at the highly anticipated CAI Gold Coast Salsa at Sunset!

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CAI Gold Coast’s 2nd Annual

Diamond Classic

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 35

Procedures for Fining and Suspending Use Rights UNDER CHAPTERS 718 AND 720, FLORIDA STATUTES By: Steven R. Braten, Esq., Stephanie C. Galloway, Esq., and James G. Wright, Esq. This article explains the current procedures for imposing fines and suspending the right to use common element amenities and recreational facilities under Florida’s Condominium Act (Chapter 718, Florida Statutes) and Florida’s Homeowners’ Association Act (Chapter 720, Florida Statutes) (collectively, the “Acts”). Notably, House Bill 1203 (2024) introduced changes to the procedures for fining and suspending use rights under the Homeowners’ Association Act, which took effect on July 1, 2024.

Section 718.303 of the Condominium Act and Section 720.305 of the Homeowners’ Association Act govern the processes for fining and suspending use rights. Specifically, the statutes provide that a condominium association or homeowners’ association may: (1) Levy reasonable fines for the failure of an owner or the unit’s/home’s occupant, licensee, or invitee to comply with any provision of the declaration, bylaws, or reasonable rules of the association; (2) Suspend the right of an owner, or an owner’s tenant, guest, or invitee, to use the common elements/common area facilities, or any other association property for failure to comply with any provision of the declaration, bylaws, or reasonable rules of the association; and (3) Suspend the right of an owner or the unit’s/home’s occupant, licensee, or invitee to use common elements/common area facilities, or any other association property if the owner is more than 90 days delinquent in paying a fee, fine, or other monetary obligation due to the association It is important to note that the procedures for suspending use rights vary depending on whether the suspension arises from violations of the governing documents or from delinquency in paying assessments for more than 90 days. Below are the procedures for each scenario:

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 36

Procedures for Condominium Associations – Fines and Suspension for Violations of Governing Documents (includes violations of rules and regulations): The Board of Directors must first vote to levy a fine or suspension at a properly noticed Board meeting.

A fine or suspension levied by the Board of Directors at a duly noticed Board meeting is still not legally imposed unless and until the Association first provides at least 14 days’ written notice to the unit owner and, if applicable, any tenant, licensee, or invitee of the unit owner sought to be fined or suspended, and an opportunity for a hearing before a committee.

The committee must consist of at least three (3) members appointed by the Board who are not officers, directors, or employees of the association, or the spouse, parent, child, brother, or sister of an officer, director, or employee.

The role of the committee is limited to determining whether to confirm or reject the fine or suspension levied by the Board.

If the committee does not approve the proposed fine or suspension by majority vote, the fine or suspension may not be imposed.

If the committee approves the proposed fine or suspension, the association must provide written notice of such fine or suspension by mail or hand delivery to the unit owner and, if applicable, to any tenant, licensee, or invitee of the unit owner.

The fine payment is due 5 days after notice of the approved fine is provided to the unit owner and, if applicable, to any tenant, licensee, or invitee of the unit owner.

Any approved fine may not become a lien against a unit.

A fine may be levied by the Board on the basis of each day of a continuing violation, with a single notice and opportunity for hearing before a committee as described above.

However, the fine may not exceed $100 per violation, or $1,000 in the aggregate.

Procedures for Homeowners’ Associations – Fines and Suspension for Violations of Governing Documents (includes violations of rules and regulations): The Board of Directors must first vote to levy a fine or suspension at a properly noticed Board meeting.

A fine or suspension levied by the Board of Directors at a duly noticed Board meeting is still not legally imposed unless and until the Association first provides at least 14 days’ written notice of the homeowner’s right to a hearing to the homeowner at his or her designated mailing or e-mail address in the association’s official records and, if applicable, to any occupant, licensee, or invitee of the homeowner, sought to be fined or suspended. The notice must include: 1. A description of the alleged violation; 2. The specific action required to cure such violation, if applicable; and 3. The hearing date, location, and access information if held by telephone or other electronic means (a homeowner has the right to attend the hearing by telephone or other electronic means).

Continued on page 39

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 37

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The hearing must be held within 90 days after issuance of the notice before a committee.

The committee must consist of at least three (3) members appointed by the Board who are not officers, directors, or employees of the association, or the spouse, parent, child, brother, or sister of an officer, director, or employee.

The role of the committee is limited to determining whether to confirm or reject the fine or suspension levied by the Board. If the committee approves a fine, the committee must set a date by which the fine must be paid, which date must be at least 30 days after delivery of the 7 day notice described below.

The committee may hold the hearing by telephone or other electronic means.

Within seven (7) days following the hearing, the committee must provide written notice of its findings to the homeowner at their designated mailing or email address as listed in the association’s official records. If applicable, the notice must also be sent to any occupant, licensee, or invitee of the homeowner. The notice must include: 1. The committee’s findings related to the violation; 2. Any fines or suspensions approved or rejected by the committee; 3. Instructions on how the parcel owner, or any applicable occupant, licensee, or invitee, may cure the violation (if applicable) or fulfill a suspension; and 4. The deadline for paying any imposed fine (which date must be at least 30 days after delivery of the 7 day notice).

Any approved fine of less than $1,000 may not become a lien against a homeowner’s parcel.

A fine may be levied by the Board on the basis of each day of a continuing violation, with a single notice and opportunity for hearing before a committee as described above. However, the fine may not exceed $100 per violation, or $1,000 in the aggregate unless otherwise provided in the governing documents.

It is important to note that, per the changes effective July 1, 2024, Section 720.305 Florida Statutes provides that if a violation has been cured before the hearing or in the manner specified in the pre-hearing 14 day notice or post-hearing 7 day notice, a fine or suspension may not be imposed.

EXAMPLE: On February 1, 2025, at a properly noticed Board meeting, the Board of Directors voted to levy a fine in the amount of $100.00 per day against Owner for making unauthorized exterior alterations to his home.

On March 3, 2025, at the hearing, the committee approved the fine levied by the Board in the amount of $100.00 per day against Owner. On March 7, 2025, the committee delivered written notice to Owner, informing him that the fine had been approved and that payment was due within 30 days (i.e., by April 6, 2025).

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 39

The fine of $100.00 per day began accruing on February 1, 2025, the date the Board voted to approve the fine, for each day the violation of the unauthorized alteration continued. If Owner cured the violation by removing the unauthorized alteration and restoring the home to its original condition at any time before April 6, 2025, no fine would be imposed.

However, if Owner failed to cure the violation by April 6, 2025, the accumulated fine, totaling $1,000.00, would be imposed on April 7, 2025 (in this example, the Association’s governing documents do not authorize levying fines in excess of $1,000).

Procedures for Condominium & Homeowners’ Associations – Suspension for Nonpayment of Assessment or Other Monetary Obligation (Over 90 days): The procedures for suspending use rights due to delinquencies exceeding 90 days are identical under both the Condominium Act and the Homeowners’ Association Act. The suspension must be approved at a properly noticed Board meeting.

Upon approval, the association must notify the owner and, if applicable, the occupant, licensee, or invitee by mail or hand delivery.

Unlike violations of governing documents, no prior notice or hearing is required.

The Acts specify that a suspension may not prevent an owner or tenant from utilizing common elements or common areas essential for accessing their unit or home. This includes parking spaces, elevators, and utility services provided to the unit or home.

We understand that the procedures for imposing fines and suspending access to common element amenities and common area facilities under Florida’s Condominium Act and Homeowners Association Act can be complex. Should you have any questions or concerns regarding this area of law, contact our office or your association’s attorney.

Rosenbaum PLLC represents community associations throughout Florida and focuses on condominium and homeowner association law, real estate law, civil litigation, land use and zoning, and commercial transactions. The information provided herein is for informational purposes only and should not be construed as legal advice.

CAI Gold Coast Chapter | 2nd Quarter 2025 | Page 40

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