Gold Coast Connection - Q4-2025

4th Quarter | 2025

C o d a l s o t G Connection

www.cai-goldcoast.org

CONTENTS 4 President’s Message 5 Meet the Board 6 Message from our President-Elect 8 Message from Our CED 9 Editor’s Message 14 2025 Committee Chairs 15 Golf Committee Update 16 Young Professionals Committee Update 20 Membership Committee Update 21 Education Committee Update 21 Treasure Coast Committee Update 26 Social Committee Update 35 Condo & HOA Legal Update Recap 42-43 Golf Tournament Recap 52-53 New Members & Designations 54 2025 Community Partners

ARTICLES Florida Condominium and Homeowners

10

Association Director Education Requirements The Importance of Board Certification:

18

Building Stronger Communities Through Education Financial Reporting Requirements for

22

Condominium & Homeowners' Associations Why Florida Condominiums Should Add Inflation to Annual Reserve Contributions Getting it Done Right: Process-Driven Solutions for Multi-Family Communities Managing Property Damage with Efficiency,

28

32

38

Integrity, and Foresight Flooded and Uncovered: What Florida Associations Need to Know Now

46

President’s Message ERIN NICKERSON

Dear Members, As we step into the final quarter of my term as President of the Community Associations Institute (CAI), I find myself reflecting with both gratitude and anticipation. Serving in this role has been one of the greatest honors of my professional journey, and I am humbled by the trust you placed in me to represent our community.

Over the past year, we have worked together to strengthen our foundation, foster collaboration, and move important initiatives forward. We’ve celebrated milestones, navigated challenges, and built momentum for the future of our organization. None of this would have been possible without the dedication, insight, and energy of our board, committees, volunteers, and members.

We will continue advancing the priorities we set at the beginning of the year— supporting education, advocacy, and community engagement—while laying the groundwork for a smooth transition to the next leadership team.

I want to sincerely thank each of you for your support and involvement. The strength of CAI lies not in any one individual, but in the collective commitment of our members who care deeply about making a positive impact.

Together, we are ensuring that the organization remains vibrant, forwardthinking, and well-positioned for continued success.

I look forward to the months ahead and to celebrating all that we have accomplished—together.

With gratitude,

As my presidency enters its final months, I remain committed to finishing strong.

Erin Nickerson President, CAI Board 2025

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 4

MEET THE BOARD 2025

Executives Erin Nickerson President Brenda Kettwig President-Elect Marcy Kravit Vice President Tana Callahan Treasurer Terresa Streng Secretary

Directors Catie Phillips Chris Hernandez Cliff Nash Erica Dalesandro Luis Alicea Sheri Smith

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 5

Message from Our President-Elect BRENDA KETTWIG

Our current chapter President, Erin Nickerson, is serving in her sixth year for our chapter. As this term comes to a close, we want to say Thank you!

Erin, your leadership, commitment, and passion have left a lasting mark on our organization. Under your guidance, the chapter has grown stronger, more connected, and more impactful within our community.

You’ve laid a solid foundation that will allow me and the rest of our board to continue building upon your success and reaching new heights. Your vision and hard work have truly paved the way for continued growth, and I am honored to follow in your footsteps as the next President.

On behalf of the entire chapter, we are so grateful for all that you have done and continue to do for CAI Gold Coast. We certainly hope you’ll stay close by participating in our committees, events, and networking opportunities.

Erin, your legacy will always be part of our chapter’s story. Thank you for everything, you will always have a home here with us at CAI Gold Coast.

With appreciation and friendship, Brenda Kettwig President-Elect CAI Gold Coast Chapter

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 6

Cast Your Vote!

Cast Your Vote in the Upcoming CAI Gold Coast Election!

The Nominating Committee is excited to remind all our members to participate in the upcoming CAI Gold Coast election. Your voice matters, and your vote helps shape the leadership that will guide our community forward.

The annual meeting is scheduled for Wednesday, December 10, 2025, at 5:00 PM via Zoom, when the newly elected officials will be officially announced. Members may cast their votes until 5:00 PM on Tuesday, December 9, 2025. We encourage everyone to review the candidate slate and take part in this important process.

A heartfelt thank you goes out from Catie Phillis, Past President, and Brenda Kettwig, President-Elect, to our dedicated Nominating Committee members for their time, effort, and invaluable assistance throughout this process. We also extend our sincere appreciation to Kurtis Peterson and his team from Inspectors of Elections for their professionalism, guidance, and exceptional support, your help has been indispensable.

We couldn’t have done it without all of you and look forward to your continued participation and assistance next year as we work together to strengthen our community.

Mark your calendars, cast your vote, and join us in celebrating our dedicated leadership on December 10! ~ The CAI Gold Coast Nominating Committee

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 7

Message from Our CED ALICIA FELLA, LCAM Building Better Communities: A Chapter Update Hello Gold Coast Community Leaders and Partners!

I am continually energized and inspired by the remarkable hard work and dedication I see across our chapter. Your active participation is the foundation of our mission to build stronger communities, and I’m excited to share a few recent highlights of the impact we've made together.

Tournament Success Drives Community Support We owe a huge thank you to all the generous sponsors who powered the 27th Annual Gold Coast Golf Tournament. Your support was the driving force behind this beloved community tradition, and because of your commitment, the event was a resounding success both on the course and off.

We are incredibly proud to announce that, thanks to your generosity, our chapter is donating $2,500 to The Children's Healing Institute! This contribution will directly support their vital programs, providing essential aid to children and families right here in the Gold Coast community.

This meaningful difference would not be possible without you.

National Retreat and Vision for the Future I recently had the valuable opportunity to travel to Arlington, Virginia, for the national Chapter Executive Director (CED) retreat. This event

brings CEDs from across the nation together to collaborate and learn from one another. It was a wonderful chance to share successful strategies and gain insight into what other chapters are achieving.

A particular highlight was hearing from the Community Association Institute’s new CEO, Dawn Bauman, as she shared her inspiring vision for CAI’s future and detailed the vital role that local chapters like ours will play in achieving it.

Advance Planning for 2026 Events As our committees begin looking ahead, we are excited to focus our 2026 event planning timeline toward the middle of the year. This shift will allow our members to mark their calendars early and plan their attendance, ensuring maximum participation in all our upcoming educational and networking opportunities.

Join Us We are profoundly proud of our work, and we truly couldn't have accomplished it without you. I strongly encourage you to join us at these upcoming events. Your voice and time are what make the CAI Gold Coast chapter a truly exceptional organization.

Thank you for your continued partnership.

Together, we are building stronger, better communities.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 8

Editor’s Message TRESSA BISHOP MBA, CIC, EBP, CIRMS® Dear Gold Coast Connection Community, With the final weeks of 2025 in sight, it’s a great time to reflect on all we’ve accomplished both individually and collectively. The energy each of you has put into making the chapter grow to the size it is (nearly a “large” chapter by CAI’s measurement) and the connections you’ve made and strengthened throughout the year are something to be highlighted and celebrated.

Each of us could certainly do our individual jobs without this organization but things would look and feel very different. The education and fun provided by our committees touches people in unseen ways. The board member who has just lost a spouse feels a sense of community and has a reason for getting up, dressed, and out of the house for a bit. The manager in a transitional phase but is still serving on a committee has connection points and people checking in on them that they otherwise might not have.

Remember the important work we’re all doing just by showing up. Business and personal growth is often the result of just showing up over and over, and having real, meaningful connections with others consistently.

During this holiday season, take the time to slow down a bit and be in the moment with friends and family, phones down (unless they’re capturing photos of moments that turn into precious memories). There are many opportunities to connect with your CAI peeps this season – an evening celebrating supporters in Jupiter, holiday fun on the Treasure Coast, and the amazing Golden Gala the first Friday in December. Look for details in the pages ahead.

A heartfelt thanks to those that contributed to this final issue of 2025. We’re truly grateful for sharing your knowledge and expertise.

Happy reading!

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

AD & ARTICLE DEADLINE

2026 Editorial Calendar

Q1 | January 12th

Q3 | July 13th

Q2 | April 13th

Q4 | October 12th

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 9

Florida Condominium and Homeowners Association Director Education Requirements By: Keith F. Backer Backer Poliakoff

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 10

The Florida legislature has imposed education requirements for directors of both condominium associations, and homeowners’ associations. The law is in now in effect for all directors.

For homeowners’ associations, Section 720.3033, Fla. Stat. provides that within 90 days after being elected or appointed to the board, each director must submit a certificate of having satisfactorily completed the educational curriculum administered by a department-approved education provider. The newly elected or appointed director must complete the department-approved education for newly elected or appointed directors within 90 days after being elected or appointed.

An HOA director must complete the education specific to newly elected or appointed directors at least every 4 years. In addition to the educational curriculum specific to newly elected or appointed HOA directors, a director of an HOA that has fewer than 2,500 parcels must complete at least 4 hours of continuing education annually and a director of an HOA that has 2,500 parcels or more must complete at least 8 hours of continuing education annually. An HOA director who does not timely file the educational certificate is automatically suspended from the board until he or she complies with the requirement and the board may temporarily fill the vacancy during the period of suspension. HOA’s are required to retain each director’s educational certificate for inspection by the members for 5 years after the director’s election, but the failure to have the written certification or educational certificate on file does not affect the validity of any board action.

For condominium associations, Section 718.112(2)(d)4.b., Fla. Stat. provides that a director of a board of a residential condominium must both certify in writing to the secretary of the association that he or she has read the association’s declaration of condominium, articles of incorporation, bylaws, and current written policies; that he or she will work to uphold such documents and policies to the best of his or her ability; and that he or she will faithfully discharge his or her fiduciary responsibility to the association’s members and submit to the secretary of the association a certificate of having satisfactorily completed the educational curriculum administered by the division or a division-approved condominium education provider. The educational curriculum must be at least 4 hours long and include instruction on milestone inspections, structural integrity reserve studies, elections, recordkeeping, financial literacy and transparency, levying of fines, and notice and meeting requirements.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 11

One year after a condominium director’s submission of the written certification and educational certificate, and annually thereafter, a director of a residential condominium must submit to the secretary of the association a certificate of having satisfactorily completed at least 1 hour of continuing education administered by the DBPR or a DBPRapproved condominium education provider, relating to any recent changes to the Condominium Act and the related administrative rules during the past year.

A condominium director who fails to timely file the written certification and educational certificate is automatically suspended from service on the board until he or she has come into compliance and the board may temporarily fill the vacancy during the period of suspension. The board secretary is required to retain a director’s written certification and educational certificate for inspection by the members for 7 years after a director’s election or the duration of the director’s uninterrupted tenure, whichever is longer, but the failure to have such written certification and educational certificate on file does not affect the validity of any board action.

There are many live and virtual programs offered by law firms, management companies and other providers. The DBPR offers programs as well and information about their programs may be found at https://condos.myfloridalicense.com/education/. All directors should be sure to make sure they are compliant with the law’s requirements to avoid being automatically suspended from service on your board.

Keith F. Backer Keith F. Backer is Florida Bar Board Certified as an expert in condominium and planned development law.

He is managing partner of Poliakoff Backer LLP and has provided legal services to community associations in Florida for more than forty years.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 12

Switching to fiber internet is easier than you think!

Our hassle-free process ensures a smooth transition for your community

Don't wait to give your community the service they deser ve!

Your residents are your priority—and you’re ours.

When you partner with us, you get world-class products and service, backed by our Blue Stream Fiber Guarantee:

Community-friendly construction

Stress-free installation

SCAN, CALL OR VISIT TO LEARN MORE BLUESTREAMFIBER.COM/PARTNER OR CALL 888-960-2855. Se habla español.

Industry-leading service & support

2025 Committee Chairs

EDUCATION

GOLF

Brooke Kokesh, LCAM, CMCA®, AMS®

Steve Mason, CMCA®, AMS®, PCAM®, CIRMS®

bkokesh@castlegroup.com

smason@altieriadjusters.com

MAGAZINE Tressa Bishop, MBA, CIC, CIRMS® tressa.bishop@alliant.com

MEMBERSHIP Luis Alicea, LCAM lalicea@bankunited.com

SOCIAL

Sheri Smith madteach01@aol.com

Chellee Rovner chellee@munyanpainting.com

YOUNG PROFESSIONALS Bryan Rubin brubin@legacyinsuranceassociates.com

TREASURE COAST Lisa Elkan lelkan@allianceassociationbank.com

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 14

GOLF

Committee Update

Steve G. Mason, 2025 Committee Chair

A Swinging Success: CAI Gold Coast’s 27th Annual Golf Tournament The CAI Gold Coast Chapter scored a hole-in-one with our 27th Annual Golf Tournament, held this year at the stunning Abacoa Golf Club. The event brought together board members, business partners, and community association professionals for a day filled with sunshine, camaraderie, and friendly competition all in support of our chapter’s educational programs and community initiatives.

Thanks to the outstanding support of our sponsors and community partners, this year’s tournament was a great success. Their generosity allowed us to create an unforgettable day on the greens while continuing to strengthen the programs that serve our members year-round.

From the early morning check-in to the lively awards reception, the energy was electric, and smiles were everywhere. Players enjoyed delicious food, exciting raffle prizes, and memorable moments at every hole. Many made possible by our incredible sponsors, who went above and beyond to make the day special.

We extend our heartfelt gratitude to everyone who participated, volunteered, and contributed to the event’s success. Your support keeps our chapter thriving and ensures we can continue offering the education, networking, and advocacy opportunities that make CAI Gold Coast a leader in our industry.

A special thank-you goes to all of our sponsors and community partners. Each of you played a key role in making the day extraordinary.

Looking ahead, we’re thrilled to share some exciting news for 2026 and our 28th Annual Golf Tournament: Connor O'Dell has graciously agreed to serve as Chair of the Golf Committee.

Connor brings a unique blend of professional expertise and hospitality-driven leadership to his new role, most recently serving as an assistant golf professional at one of Florida’s premier private golf facilities. His passion for the game, combined with his commitment to excellence, makes him a perfect fit to lead the Golf Committee.

Supported by a dedicated and experienced team, Connor looks forward to delivering another exceptional and unforgettable tournament next year.

Here’s to another year of teamwork, friendship, and community spirit, we can’t wait to see everyone again at our 28th Annual Golf Tournament!

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 15

YOUNG PROFESSIONALS

Committee Update

Bryan Rubin, 2025 Committee Chair

The mini golf event hosted by the Young Professionals Committee was unfortunately rained out, but our team still showed out! Despite the black clouds and submerged greens our nifty group was able to pivot and turn this registered event into an unofficial happy hour for the committee members, sponsors, and managers that showed up. Thank you to all who came and got a taste of what’s to come next month when the event is rescheduled in mid-November.

An email will be sent to the chapter membership with the new date once confirmed.

Any sponsor or business partner ticket previously purchased for this event will carry over to the new date. For any business partners that were interested in sponsoring but couldn’t make the original date, you’re in luck! Hole sponsorships are available and can be purchased for $400 or $500 (includes naming rights!) if you wish to have two representatives from your company attend.

Please contact Bryan Rubin or Chris Hernandez for any inquiries.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 16

We specialize in insuring

Condominium and HOA Associations

BUSINESS | PROPERTY | BENEFITS | HOME | AUTO 561-276-5221 plastridge.com

The Importance of Board Certification:

Building Stronger Communities Through Education By: Rafael P. Aquino Affinity Management

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 18

Serving on the board of a condominium or homeowners association is both an honor and a responsibility.

Board members are entrusted with making decisions that affect property values, community harmony, and long-term financial health. With such weighty responsibilities, education and training become essential— not optional. That is where board certification plays a pivotal role.

Why Certification Matters Board certification is more than a compliance requirement; it is a process that equips board members with the knowledge needed to govern effectively. Certified board members understand state laws, governing documents, and fiduciary duties, reducing the likelihood of costly mistakes. More importantly, certification fosters confidence among residents, who know their community is led by individuals committed to professional standards.

Key Elements of the Certification Process Certification programs typically cover core topics such as financial oversight, reserves planning, conflict resolution, and meeting procedures. For new board members, these sessions provide a roadmap for navigating the complexities of community governance. For experienced members, certification reinforces best practices and provides updates on legislative changes that impact associations.

Common Pitfalls to Avoid One of the most common missteps boards make is treating certification as a “check the box” activity.

Education should not stop at the initial training session. Continuous learning—through workshops, seminars, and peer networking—ensures boards remain informed as new challenges arise. Another pitfall is relying too heavily on informal knowledge transfer between board members. Without structured training, important details can be overlooked, leading to compliance issues or disputes.

The Long-Term Benefits Well-trained boards foster transparency, consistency, and trust within the community. Certification helps create a culture of accountability, where decisions are guided by both the governing documents and the best interests of residents. Over time, this reduces conflicts, strengthens financial stewardship, and enhances the overall living experience in the association.

Conclusion Investing in board education is one of the most impactful steps an association can take to secure its future. Certification is not just about meeting requirements—it is about equipping community leaders with the tools to govern wisely, avoid pitfalls, and create thriving neighborhoods.

Rafael P. Aquino Rafael P. Aquino is the Co-Founder and Chief Executive Officer of Affinity Management Services. Since 2007, he has dedicated his career to community association management, helping board members and residents build stronger, more sustainable communities through education and leadership.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 19

MEMBERSHIP

Committee Update Luis Alicea, 2025 Committee Chair

As we prepare for our Chapter Sponsor Appreciation Night on November 5th, we’re proud to share that our chapter has grown to 470 members—just 30 members shy of reaching 500, the milestone that would officially designate us as a “large” chapter. This growth is a testament to the dedication, collaboration, and energy of our community, and we’re incredibly grateful to everyone who has contributed to this momentum.

This year, our success would not have been possible without the tireless efforts of our 2025 Committee Members. These individuals have volunteered their time, shared their expertise, and worked behind the scenes to ensure our programs, events, and initiatives run smoothly and deliver value to our members. Whether planning educational sessions, coordinating networking events, or supporting chapter operations, each committee member has played a vital role in shaping our chapter’s impact.

We’d like to extend a heartfelt thank you to the following volunteers: Steven Best Travis Boyson Lisa Elkan Jim Maguire Shernelle McCombie Kathy Pinchuk Susan Rothman Nikki Smith Sheri Smith Kim Stevenson Millie Ventura Your commitment to our chapter’s mission and your willingness to step up and serve are deeply appreciated. We know that volunteering takes time and effort, and we’re grateful for the passion and professionalism you bring to everything you do.

As we celebrate with our sponsors on November 5th, we also look ahead with excitement. With just 30 members to go, we’re closer than ever to becoming a large chapter, a milestone that will open new doors for recognition within CAI. Let’s continue to build on this momentum together.

Thank you, again, to our committee members and to all who support our chapter.

We look forward to celebrating with you soon!

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 20

EDUCATION

Committee Update Brooke Kokesh, 2025 Committee Chair

The Gold Coast Chapter Education Committee hosted a highly successful legal update luncheon, "The Fine Print, Condo and HOA Legal Update," on October 16 at Morton's Steakhouse in West Palm Beach.

Over 70 attendees gathered to gain crucial insights into recent and significant amendments to CAM laws, specifically focusing on various sections of Chapter 468, Part VIII, Florida Statutes. Jeffrey Rembaum, Esq. with Kaye Bender Rembaum provided in-depth coverage of the "fine print" changes.

Thank you to Chapter President Erin Nickerson, Education Committee Co-Chairs Terri Streng and Brooke Kokesh, Committee Chair Member Jimmie Clifton V, and all committee members for their support and hard work in making the event possible.

The committee is already planning exciting, high-quality educational events for 2026 to continue bringing engaging speakers and valuable knowledge to our membership!

TREASURE COAST

Committee Update Catie Phillips, CAI Gold Coast Chapter Board Liaison Lisa Elkan and Cathi Dorn, 2025 Committee Co-Chairs

Exciting Times Ahead for CAI Treasure Coast Committee!

Building Connections, Strengthening Communities The Treasure Coast Committee is buzzing with energy and new opportunities!

The chapter’s soon-to-be-released TCC sponsorship program focuses on engagement and visibility, helping business partners and community managers form lasting relationships that go beyond the typical networking experience.

We’re wrapping up 2025 on Wednesday, December 3rd with a festive “Jingle and Mingle in Ugly Holiday Attire” Happy Hour at Locals Lanes in Stuart. We will have exclusive use of the venue from 5:30 PM to 7:30 PM. This venue offers duckpin bowling, a pint-sized twist on the classic game: smaller balls, shorter lanes, and no need to rent shoes. There is also an arcade and pool table. It’s the perfect opportunity to gather with fellow members, meet new faces, and in the spirit of partnership while letting our hair down a bit.

Now is the time to get involved, stay connected, and take full advantage of what’s ahead. Together, we’re creating a chapter that’s vibrant, welcoming, and full of opportunity.

Come together. Engage with us. Thrive with us.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 21

Financial Reporting Requirements for Condominium & Homeowners' Associations By: Gerstle, Rosen & Goldenberg, P.A.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 22

As we approach the close of the 2025 year-end, it is critical for all Florida Condominium and Homeowners’ Associations to review their financial reporting obligations under Florida Statute 718 (for Condominium Associations) and 720 (for Homeowners’ Associations). These statutes outline the specific requirements for year-end financial reports, including Audits, Reviews, and Compilations contingent upon the Association’s total annual revenues. The total revenues include all of the funds i.e. operating, replacement fund, special assessments etc.

The intent of this article is to guide board members through what is required, when it’s due, and how to ensure compliance regarding year-end financial reporting.

Florida law mandates that Associations contract with an independent CPA firm for the year-end Audit, Review or Compilation within 90 days after the year-end.

However, and more importantly, a recent statutory change under House Bill 913 adjusted the deadline extending the year-end CPA financial reports to be due to the community members from 120 days to 180 days after the year-end. The first step that the Board of Directors should do is to contact their independent CPA firm prior to their year-end date to ensure a contract is in place in advance of tax season, which commences in February 2026.

The Association’s total annual revenues will determine the type of report required by your CPA for Condominium and Homeowners Associations: Total Annual Revenues

Required Financial Statement

Less than $150,000

Tax Return only

$150,000 – $299,999

Compilation

$300,000 – $499,999

Review

$500,000 or more

Audit

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 23

Please refer to your Association’s documents for the requirements to elect to have a lesser service performed by your CPA. If your documents are silent, the Statutes are as follows: Homeowner Associations may waive or reduce the statutory financial reporting requirement via a majority vote of the Board Members at any time, while a membership vote before year-end is required for Condominium Associations.

If any Board Members have questions or need assistance with year-end financial reports, now is the time to speak to a CPA firm.

As a trusted leader in the condominium and homeowners association industry, Gerstle, Rosen & Goldenberg, P.A. (GRG) brings over 35 years of experience in Florida. Our services include year-end financial statements (audits, reviews, and compilations), budget consulting, and a strong tax practice. GRG has offices located in Hollywood, Boca Raton, Orlando, and Fort Myers. Additional information may be found on our website at grgcpa.com.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 24

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.

SOCIAL

Committee Update 2025 Committee Chair

CAI Gold Coast — Celebrating Success, Creating Connections!

What a year it’s been! Last year, our Golden Gala was an unforgettable evening of celebration, laughter, and community spirit, a true reflection of what makes our CAI Gold Coast family so special. As we prepare to celebrate this year’s Gala, we hope our sponsors, community partners, and members who made it shine will join us once again to make it even brighter!

As we look ahead, we’re thrilled to announce that more exciting social events are on the horizon. From dynamic networking opportunities to creative new ways to connect, 2026 is shaping up to be a year full of innovation, collaboration, and fun.

Join us as we experiment with new ideas, fresh formats, and experiences designed to bring our community even closer together!

Stay tuned for event announcements and sponsorship opportunities, we can’t wait to see you at our next celebration!

CAI Gold Coast — Where Connections Turn into Community!

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 26

We’re focused on our communities.

Truist Association Services has been enhancing the way property management companies and associations operate for over 35 years. Give us a call today to see how we can help with your payment processing and lending needs, or learn more at Truist.com/AssociationServices.

Javier Munoz Relationship Manager 561-515-6930 Javier.Munoz@Truist.com

Truist Bank, Member FDIC and Equal Housing Lender

. Loans and lines of credit are subject to credit approval. ©2025 Truist Financial Corporation. All rights reserved.

Why Florida Condominiums Should Add Inflation to Annual Reserve Contributions By: Sundeep Jay, RS, PRA J.R. Frazer

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 28

Every reserve schedule is a forecast. It converts today’s prices for roofs, elevators, chillers, façades, and life-safety systems into tomorrow’s dollars. The problem is simple: costs don’t stand still—especially in Florida, where construction labor, materials, and compliance requirements tend to grow faster than general consumer prices. Building a small, automatic “inflation escalator” into your annual reserve contribution is one of the easiest ways a board can protect owners from future surprises and fulfill its fiduciary duty.

Inflation is a cost you already pay—whether you plan for it or not. Concrete, rebar, electrical gear, HVAC equipment, glazing, and specialty trades rarely cost the same five or ten years from now. If your contributions stay flat while project costs rise, your reserve fund effectively loses purchasing power. The shortfall eventually shows up as a special assessment, a loan, or a project delay—none of which owners appreciate.

A quick example. Suppose your association targets $200,000 per year for reserves with major projects landing around Year 10. If you hold that contribution flat for a decade, you’ll collect $2,000,000. Add a modest 4% annual escalator and you collect about $2,401,000 over the same period—roughly $401,000 more without any mid-cycle drama. That extra funding is the difference between replacing a system on schedule versus deferring it or borrowing at interest.

Florida dynamics amplify the risk of under-inflation. Coastal exposure, hurricane hardening, changes in codes and inspection standards, insurance-driven upgrades, and tight labor markets all push construction inflation beyond the everyday CPI you see on the news. Reserves that ignore these realities create an illusion of affordability today while setting the stage for higher costs tomorrow.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 29

Benefits of an inflation escalator 1.Predictability for owners. Small, planned increases (e.g., 3–5% per year) are easier to accept than sudden, five-figure assessments.

2.Fairness across generations. Current owners pay their fair share of use and wear, rather than shifting costs to future buyers.

3.On-time projects. Cash grows with expected costs, keeping roofs, waterproofing, MEP systems, and life-safety work on schedule.

4.Stronger financial optics. Lenders, insurers, and buyers favor associations that show disciplined, forward-looking funding.

How to set the escalator Choose a reference. Tie the annual increase to a published index (e.g., a construction-cost index) or adopt a fixed policy range (commonly 3–6%) that you revisit annually.

Reflect project mix. Facade, structural, and MEP-heavy portfolios may warrant the high end of the range.

Coordinate with your reserve analyst. Ask your analyst to model multiple inflation scenarios and show cash flow under each.

Communicate clearly. Explain the “why,” show the 10-year math in one slide, and emphasize the reduction in special-assessment risk.

Review annually. Update assumptions as bids, market data, and inspection findings evolve.

Bottom line: Adding an inflation factor to reserve contributions is not about collecting “extra.” It’s about keeping pace with real-world costs so your association can maintain safety, functionality, and value—without financial shocks. A small, steady escalator today is the simplest insurance against big, painful surprises tomorrow.

Sundeep Jay, RS, PRA Sundeep Jay is a Senior Reserve Specialist with over 10 years of experience in the field. He holds both the RS (Reserve Specialist) and PRA (Professional Reserve Analyst) certifications. Throughout his career, Sundeep has completed more than 1,000 reserve studies and 200 SIRS (Structural Integrity Reserve Studies), serving a wide range of communities and clients.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 30

J.R. Frazer, Inc.

SIRS, Reserve Studies, Property & Flood Insurance Cost Valuation Reports for Condo Associations and HOAs Conducting quality business for over 30 years in reserve studies and property cost valuations for the Southeast and Central Florida area(s).

Our reports are very easy to understand and help communities meet their reserve requirements by staying in a positive cash flow. We now provide color photographs of reserve assets.

We offer a discounted rate when ordering both a reserve study and property cost valuation report.

FREE PHONE CONSULTATION! FREE ZOOM CALL!

561- 488- 3012 JRFrazerENT@aol.com www.JRfrazer.com

Association Banking BANKING | LENDING | LOCKBOX SERVICES

Trisha Fohr

CAM, CAI Educated Business Partner

Association Banking Relationship Manager tfohr@my100bank.com Office: 561-354-4283 Cell: 407-694-6226

MY100BANK.COM/association-banking/ A Home BancShares Company (NYSE: HOMB) All loans subject to credit and property approval.

“We want to thank our customers for their business and continued support.”

Getting it Done Right: Process-Driven Solutions for MultiFamily Communities By: Jill C. Negron Sherwin-Williams

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 32

Managing repaint projects and maintenance for multi-family communities is no easy task. Between HOA compliance, budget constraints, and resident expectations, property managers and board members need more than paint, they need a partner who understands the process. Finding a trusted company that delivers innovative products, provides expert guidance, and tools that make projects efficient and cost-effective is critical.

Why Process Matters Successful projects start with planning, not painting. Common pitfalls include unclear scopes, reactive maintenance, and poor communication. This can lead to delays and cost overruns. A process-driven approach ensures: Clear timelines and expectations Accurate budgeting Compliance with HOA guidelines Money-Saving Tools for HOAs Proactive Maintenance: Schedule inspections to avoid costly emergency repairs.

Digital Tools: Patented innovative color approval processes, order tracking, and vendor coordination.

Vendor Negotiation: Lock in pricing with long-term agreements and leverage national contracts.

Energy-Efficient Coatings: Reflective roof coatings and low-VOC paints reduce HVAC costs.

Problem-Solving in Multi-Family Projects Color Compliance Made Easy: HOA color collections and visualization tools simplify approvals.

Fast Unit Turns: Quick-dry, low-odor coatings minimize downtime.

Communication is Key: Keep boards and residents informed to build trust.

Top 5 Tips for HOA Boards Plan Ahead – Schedule projects before surfaces deteriorate.

Budget Smart – Use long-term maintenance plans.

Leverage Technology – Streamline approvals and tracking.

Communicate Clearly – Keep residents informed.

Partner with Experts – Work with trusted advisors who understand HOA needs.

Final Thought Success isn’t just about the product; it’s about the process. By partnering with trusted specialists and adopting a proactive approach, HOAs can save money, reduce headaches, and keep their communities looking their best.

Jill C. Negron As a Trusted Advisor for Multi-Family Communities at Sherwin-Williams, Jill Negron brings 22 years of experience, having held various roles across the company. For the past 6 years, Jill has specialized in multi-family projects, helping HOAs and property managers navigate complex repaint and maintenance challenges.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 33

Condo & HOA Legal Update Presented by the Education Committee

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 35

Managing Property Damage with Efficiency, Integrity, and Foresight By: Maria Shalack, MSM Overton Construction & Consulting

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 38

As a community association manager or board member, you have a fiduciary duty to protect the interests of the owners, maintain the property, and safeguard it from further damage.

When it comes to maintenance, regular inspections of common areas are essential.

Look for signs of damage and document your findings. If the CAM or board member is unsure what to look for, a professional can be hired to perform a pre-loss inspection and maintenance review. This proactive approach is far less costly than dealing with major repairs later.

For example, before hurricane season begins, it’s a great time to conduct a pre-loss inspection, taking photos and videos of the property. This documentation serves as valuable evidence if a property damage claim needs to be filed later and helps maintain a yearly record of the property’s condition.

When damage does occur, whether minor or severe, time is of the essence. Do not delay in contacting qualified vendors for estimates or bids. Selecting the right vendors promptly is crucial. Too often, board members take excessive time to make decisions rather than taking immediate action by interviewing vendors, checking references, and negotiating contracts. Proactive involvement by both the board and CAM ensures a smoother process and a successful project outcome.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 39

Communication is everything. Keeping all stakeholders informed, including vendors who were not selected—is essential to maintaining good relationships. Every project should have a designated individual in charge of managing it. It is not the CAM’s responsibility to oversee contractors. This is why many condominium and homeowner associations now hire an Owner’s Representative, a third-party professional (not the CAM, engineer, or contractor) who brings construction knowledge, negotiation skills, time, and above all, integrity to act in the best interest of the association.

Having an Owner’s Representative from the start of a project offers significant advantages. It helps minimize change orders, keeps costs within budget, ensures quality, and supports timely completion. This professional reviews specifications, proposals, and contracts before commitments are made, making adjustments if necessary. They also verify licenses, certificates of insurance, and other documentation to help prevent future issues.

In summary, when it comes to property damage, CAMs and Board Members should have a solid plan for maintaining their properties. Perform regular inspections, document with photos and videos, and act promptly when repairs are needed. For large or complex projects, don’t hesitate to hire professionals who can protect your interests and ensure the best outcomes.

Remember: “The key is not to prioritize what’s on your schedule, but to schedule your priorities.” — Stephen R. Covey

Maria Shalack, MSM Maria Shalack is currently the Director of Business Development for Overton Construction and Consulting. She holds a Bachelor’s Degree in Business Administration and a Master’s Degree in Management. She has been a Florida Licensed Public Adjuster since 2002 and holds the designations AIC (Associate in Claims) and SPPA (Senior Professional Public Adjuster) which represents the highest professional level of certification for public adjusters in the United States.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 40

Elevate Your Community’s Connectivity with Hotwire Communications’ 100% Fiber-Optic Technology

As a community association manager, you understand the importance of reliable, future-ready connectivity. Hotwire Communications offers superior benefits for your community backed by award-winning customer service.

For more than two decades, Hotwire Communications has been an industry leader in providing future-proof connectivity and advanced technology solutions to communities like yours through our true Fiber-to-the-Home technology.

Dedicated Bandwidth

Exceptional Support

Future-Proof

No shared bandwidth

Local 24/7 support,

Infrastructure

or slowdowns -

ensuring seamless

100% fiber network

event at peak times

support for your

boosts property value

community

with scalable, cutting-

Symmetrical Speeds Unmatched symmetrical speeds for work, streaming, and more.

edge technology

CONNNECT WITH US! hotwirecommunications.com Services not available in all areas. Other restrictions may apply. © 2025 Hotwire Communications, Ltd. All rights reserved.

SCAN CODE TO LEARN MORE!

Golf Tournament Presented by the Golf Committee

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 42

EVENT RECAP

Golf Tournament

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 43

Flooded and Uncovered: What Florida Associations Need to Know Now By: Gil Shalmon Altieri Insurance Consultants

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 46

In South Florida, most community associations prepare for hurricanes with the usual checklist: trim the trees, test the generator, move pool chairs inside, and review your vendor contracts. However, one critical line of defense is still missing from far too many properties — flood insurance. Many associations forego flood coverage for several reasons: assuming their wind policy covers water damage (it doesn’t), cost-cutting, and thinking they’re safe outside of a flood zone.

Hurricanes Helene and Milton proved that you don’t need a direct hit from 100-mileper-hour winds to suffer devastating damage. Both storms struck Tampa & St. Petersburg within ten days, flooding some properties twice. Flooding and surge destroyed first-floor units, lobbies, garages, elevators, and pools. Countless associations and homeowners had no insurance coverage because they had foregone purchasing a flood policy.

The misconception is typical: “We’re in a low-risk zone, so we don’t need flood coverage.” However, FEMA’s flood maps don’t account for clogged drainage systems, overbuilt infrastructure, or how fast tropical rain can fall. In addition to storm surges, Helene dropped over fifteen inches of rain in under twenty-four hours across parts of Pinellas County, and none of that damage is covered by a standard property policy. Only a dedicated flood policy — either through the National Flood Insurance Program (NFIP) or a private carrier — would apply. Flood damage is also not limited to oceanfront properties. As far into central Florida as Orlando, inland associations saw retention ponds overflow, creeks become rivers, and water seep through foundations.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 47

Without flood insurance, associations face hundreds of thousands of dollars worth of repairs. Boards must tap reserves, charge assessments, or delay repairs while residents become frustrated. FEMA assistance, if available, is often minimal and takes months. Meanwhile, wind insurers will rightfully deny claims for anything caused by rising water.

The associations that fared best didn’t wait for disaster to strike. They took a proactive approach, reviewing their coverage annually, conducting regular maintenance, and collaborating with insurance professionals who understood the intricacies of Florida’s risk environment. These associations made sure to have a dedicated flood policy in addition to their regular all-perils policy, demonstrating that they could mitigate potential risks with the right strategies.

The message for CAMs and board members is crystal clear: flood insurance is not just an option; it's a necessity in South Florida. The regular flooding in Broward, the unexpected North Carolina floods, and the West Coast hurricanes of last year should serve as a stark reminder. Factors such as poor infrastructure, rising sea levels, and the increasing intensity and frequency of storms have made flooding one of our communities' most underinsured threats. Don’t wait for the streets to fill up before taking action. The time to protect your property is now. Flood policies cost a fraction of a wind policy, and while there is a 30-day waiting period before a flood policy goes into effect, the potential savings far outweigh the risks. Don’t put your association at risk by trying to save a few thousand dollars in the annual budget.

Gil Shalmon Gil Shalmon has been assisting policyholders as a Public Adjuster nationwide for eight years. He has also been a featured speaker on insurance and disaster recovery at CAI, BOMA, SSA and NAA national conferences. Originally from Chicago, he currently resides in South Florida.

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 48

On-Site Community Association Management Services for:

HOAs

Condominiums

High-Rises

Co-Ops

Ready to elevate your community?

Visit ManagedByAffinity.com to learn more and request a proposal today!

Chris Cooney CCooney@ManagedByAffinity.com

Follow Us For Exclusive Content!

@ManagedByAffinity

(305) 619-5663 Call or Text

Align. Execute. Deliver.

Community Association Law and Litigation - Contracts - Corporate Governance - Collection and Foreclosure - Document Amendments

West Palm Beach Office 1700 Palm Beach Lakes Boulevard, Suite 600 West Palm Beach, FL 33401

- Association Disputes

Stuart Office

- Developer Turnover

850 NW Federal Highway, Suite 118, Stuart, FL 34994 WPB 561.653.2900 | Stuart 772.252.3536 | Fax 561.820.2542 rosenbaumpllc.com

BOARD OF DIRECTORS, HOA’S, PROPERTY MANAGEMENT COMPANIES & ENGINEERING FIRMS

We’re More Than Just Paint!

Let Sherwin-Williams Guide You EVERY STEP OF THE WAY Evaluate property/project to create a clear scope of work Pre-bid meeting assistance Color option selection process On-going project help In office continuing education classes HOA color assistance Quality control throughout your project Waterproofing, roofing & restoration Solutions Product & application demonstrations Specialized tools & resources for the engineering community

Call Us Today! We’re Here to Help!

Jill Negron

Mike Hazlett

Trusted Advisor Properties & HOAs Palm Beach County

Engineering Support The Sherwin-Williams Co. Palm Beach & Broward

Jill.C.Negron@sherwin.com

Mike.Hazlett@sherwin.com

954-579-7244

561-943-5687

Welcome

NEW MEMBERS MANAGER MEMBERS Melissa Fernandez Joanna Ganci Jasenia Irizarry Mr. Mathew Edwin Lamore, CMCA Rachel Sprenkle Beth White Mrs. Jacqueline Shakes Sandra Pino Maria Inez Cipolla Mrs. Marlie Florus Glezil

VOLUNTEER LEADERS Kerry Hyde Mr. Ted Klein Mr. Thomas DiChiara

BUSINESS PARTNERS 4-Evergone Brown & Brown Insurance Go Painting J&R Restoration Talbot Companies Advanced Roofing, Inc. Breezeline Rockwall National Public Adjusters Association Prime powered by SouthState Bank Eagle Roofing Products Smartwebs Grant Property Management

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 52

Congratulations

NEW DESIGNATIONS CMCA Mr. Mathew Edwin Lamore, CMCA Ms. Brenda Grochowski, CMCA

CAI Gold Coast Chapter | 4th Quarter 2025 | Page 53

Connect with us!

CAI Gold Coast www.cai-goldcoast.org ced@cai-goldcoast.org 561-808-1990