Summer 2019 CONTACT Community www.dfwcai.org ComingFeaturing:Together to Preserve and Protect Our Community Watersheds Writing Academy Award Winning Emails A Resource For Homeowners Associations, Condominiums, Townhomes, and Cooperatives
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2 • CONTACT, SUMMER 2019 CONTACT Community 13 How to Fix Common Pool Problems Over the Summer by Dan Bradford Vice President of Franchise Development, Poolwerx The18 Hidden Costs of Not Protecting Your Pool With Security Cameras by Amy Dillard TroubleshootingIrrigation:22 101 By Amanda Griffin President, Outdoor Services, Inc 29 Writing Academy Award Winning Emails by Rick Abair, CMCA, AMS SBB Management Company Coming32 Together to Preserve and Protect Our Community Watersheds By Greg Blackham, Aquatic Specialist at SOLitude Lake Management Upcoming Events 34 Membership Report 42
Community Associations Institute is a national, non-profit, membership organization dedicated to the successful creation and operation of community associations. The Dallas/Fort Worth Chapter was established in 1980 to provide support for the North Texas area. Community Contact is published by the Dallas/Fort Worth Chapter of Community Associations Institute and is issued with the understanding that the publisher is not engaged in rendering financial, legal, accounting or other professional services, or be construed as a recommendation for any course of action regarding financial, legal, accounting or other professional services by Community Contact or its authors or advertisers. The services of a competent professional should be sought where professional services are required. The articles appearing in Community Contact do not necessarily reflect the opinion of CAI or the DFW Chapter, and acceptance of advertising does not constitute an endorsement of the products or services. All contents of Community Contact are protected by copyright. Reproduction in whole or in part without written permission is expressly prohibited. AAMC, AMS, and PCAM are registered trademarks of Community Associations Institute. CMCA is a registered trademark of the Community Association Managers Board. Many of the designations used by manufacturers and sellers to distinguish their products are claimed as trademarks. Use of a term in this should not be regarded as affecting the validity of any trademark or service mark.
November 7,2019 – Loots 4 Boots – This year’s focus will be on collecting monetary donations (which allows the committee to purchase more specific items for care packages), and we will be collecting the following larger items from members each month to deliver to the shelter:
September 11, 2019 – Keepin’ It Reel DFW/CAI Expo & Trade Show – We are extremely excited to announce Brett Culp, an award-winning documentary filmmaker and founder of the not-for-profit, The Rising Heroes Project, will be speaking at the expo this year. Brett is known for the films Legends of the Knight and Look to the Sky, both of which explore the power of heroic stories and heroic individuals to inspire us to believe in a better tomorrow. His films are featured on Netflix, iTunes, Hulu, and Amazon Prime. Through his groundbreaking documentary work, Brett has pioneered the art of creating “mini-movements” that inspire the super-human spirit in us all. Get ready to re-live some scenes from your favorite movies and television shows. And who knows, you might even run into someone famous!!!
2019 BOARD OF
Proton Road,
BrucePRESIDENTCrawford, AMS, PCAM Insight Association Management, AAMC RobertsClaytonDIRECTORSc.broach@sbbmanagement.comSBBChrisSECRETARYanneb972@gmail.comParkAnneVICEkcavanaugh@cavanaughcpas.comCavanaughKevinPRESIDENT-ELECTbcrawford@insightam.comCavanaughandCompany,PLLCPRESIDENTBernhardtTowersCondominiumAssociationBroach,CMCA,AMS,PCAMManagement,Company,AAMCHearnMarkelWeinbergButlerHailey,
This year we’ve managed to add even more booths to the show floor making this expo the biggest Expo we’ve ever had! Vendors will be allowed to set up the day before.
PC WorthWorthjohn@summitparc.comJohnchearn@rmwbhlaw.comShafferW.Ross,CMCA,AMSRossManagementCompany, AAMC Jamesworth@worthross.comNicholson,Chapter Director DFW Community Associations Institute 14070 Suite 100 Dallas, TX 75244-3601 (972) www.dfwcai.org246-3540 office@dfwcai.org MANAGEMENTDIRECTORS
DFW BruceChapterCAIPresidentCrawford,AMS, PCAM
October 4, 2019 – Diva’s Cup- Back by popular demand is the Diva’s Cup! This event will be held from 9:00 am – 5:00 pm at the Westdale Hills Golf Course.
Executive
I hope everyone is having a wonderful summer! As you may be aware, the most recent legislative session concluded May 27th. This session was a successful session in that several bills which would have negatively impacted community associations, did not pass. There were a couple of bills that did pass however, that did not impose unreasonable requirements or restrictions on property owners associations or the community association lifestyle. Please be sure to consult with legal counsel for any action that may be required on behalf of your communities. I would like to take this opportunity to highlight some of the fun and exciting CAI events for you as we enter into the second half of 2019. Please be sure to mark your calendars for all the upcoming CAI events scheduled!
August Luncheon – blankets September (at expo) – backpacks, gym bags, carry – all bags October Luncheon – socks/gloves The location for sorting the care packages in November is to be determined.
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There are so many great opportunities within our organization to get involved in. On behalf of the current DFW CAI Board of Directors, I cannot thank our committee volunteers enough for all their time and effort in making these events so successful. If you aren’t receiving email announcements about upcoming events from James Nicholson, please visit the Chapter’s website or our Facebook page (@DFWCAI) for additional information. The Facebook page is another great resource for both Managers and homeowners! I look forward to seeing many of you at these upcoming events!
BruceSincerely,D. Crawford, AMS, PCAM
August 22, 2019 - CAI’s Annual Bowling Tournament - Get your bowling gloves and shoes ready for the most popular social event of the year, CAI’s Annual Bowling Tournament! This event will be held on Thursday, August 22 from 5:00-8:00 pm at Bowlmor Dallas. Managers, if you don’t have a team to play on, please contact James Nicholson and he will let you know who has openings.
ANNUAL SPONSORS
This “Deep In The Heart of Texas” logo recognizes our Business Partners who are a part of all four CAI Texas Chapters.
Classic Property Management, AAMC Horizon Security
Henry Oddo Austin & Fletcher, P.C. MasixPavecon,ConstructionLtd.RealManage
Master Systems Courts
Scarbrough, Medlin & Associates
Bob Owens Electric Co., Inc.
2019 DFW CAI COMMITTEES
YOU TO
Magnolia Fisheries and Lonestar Fountains
Brightview Landscape Services Five Star Pools Globus Management Group
Advanced Association Management, Inc.
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Diamond Sponsors Castle Group
Insight Association Management, AAMC Kilowatt Partners
Timothy, DeVolt & Company, P.C.
Mutual of Omaha Bank
Gold Sponsors
SUPER SPONSORS!
Classic Property Management, AAMC SouthernHomeAdvisorRBFCUBotanical
Benson Kerrane Storz & Nelson
Cornerstone Association Management Services Excel Association Management, Inc., AAMC Riddle & Williams, PC Union Bank Bronze Sponsors
Ambassadors of Fun Committee Chair: Olivia Hurtado, CMCA Community Affairs Committee Chair: Wendy Hazlewood Expo Committee Co-Chairs: Olivia Hurtado, CMCA & Cindy Martin, CMCA, AMS, PCAM Golf Tournament Committee Chair: Jeff Higgins High Rise Managers Forum Committee Co-Chairs: Kathy Epperson, PCAM and Matt Kopchak Magazine Committee Chair: Betty Crudden, CMCA, AMS, PCAM Membership Committee Chair: Cindy Martin, CMCA, AMS, PCAM Programming Committee Chair: Beverly Coghlan, CMCA, AMS, PCAM
SBSA, Inc.
Rescon Restoration & Construction Silver Sponsors
2019
THANK OUR ANNUAL
Canady & Canady, PC Cavanaugh & Company, PLLC
Education Sponsors Education Sponsors
RTI/Community Management Associates, Inc. “CMA”, AAMC
McKenzie Rhody, LLP Neighborhood Management, Inc., AAMC
Paul Baker Insurance Agency, Inc.
Alliance Association Bank
BB&T Association YellowstoneDavis-Dyer-Max,ServicesInc.Landscape
Kraftsman Playground and Park Equipment
7 • CONTACT, WINTER 20196 • CONTACT, SUMMER 2019
Roberts Markel Weinberg Butler Hailey, PC
Blackmon Mooring / BMS CAT
Pavement Services
Allegra Marketing Print Mail
ACME Roof Systems, Inc.
SOLitude Lake Management
CCMC, AAMC CertaPro Painters
2019
Texas Disaster Restoration Platinum Sponsors
9 • CONTACT, SUMMER 20198 • CONTACT, SUMMER 2019 Professional Service in Custom Pools, Outdoor Living, Pool Repair, and Ongoing Maintenance Robert’s Pools offers an entire suite of services surrounding your backyard or commercial pool needs. Whether you’re interested in getting a new pool to suit your needs and budget, or simply want a care-free maintenance plan for your existing pool, we are here to take care of your every need. Our mission is to provide the best possible service to our customers making pool ownership easy and www.robertspoolservice.comT:Afterrps@robertspoolservice.comAnyGeneralaccounting@robertspoolservice.comCustomerrewarding!Service/Accounting/EmploymentQuestions,Requests,orConcernsHoursPoolEmergencyLine:972.345.2511 455 S. Railroad St. Lewisville, TX 75057 T: 972.436.0360
10 • CONTACT, SUMMER 2019 8360 LBJ Freeway, Suite 300 • Dallas, TX 75243 Phone (972) 960-2800 Fax (972) 991-6642 www.sbbmanagement.com emailus@sbbmanagement.com Access Your HOA-Anytime,Anywhere AAMC® Find us on AccreditedAssociation Management Company People are our passion. Communities are our service. Teamwork is our focus. 11 • CONTACT, SUMMER 2019 A Full Service Community Association and Business Law Firm Aggressive Enforcement | General Counsel | Collections | Construction Defects Litigation/Insurance Defense | Free Education | Legislative Advocates James Hazlewood Lincoln Hobbs* Scott Carpenter Gregory S. Cagle Josh Bolen Michael Nagle* *Not licensed in Texas Curtis S. Ekmark* CCHLaw.com | 877.336.0228 Austin | Dallas | San Antonio Arizona | California | Colorado | Texas | Utah More members of the College of Community Association Lawyers than any other law firm in America
Swimmer Discomfort
At Poolwerx, you can rely on our team of pool technicians when you need a pool inspection, installation, or repair job. We have the tools and expertise to make your pool feel brand new and, most importantly, sparkling and healthy. Visit poolwerx.com to find your nearest Poolwerx location or call 1-800-407-6657 to schedule a service.
Summer is here and long sunny days mean more residents and guests in swimming pools. Although the pool is refreshing for them, this increases a pool’s maintenance
Cloudy Water
Aneeds.pool that is incorrectly maintained can cause discomfort for its users like skin irritation and possibly illness. Another common issue from heavy pool traffic is pool staining and dirty water, which can be costly to reverse. Below are a few issues to keep an eye out for and address immediately.
Correct pH As the pH increases above 7, the disinfection properties of chlorine become less effective. As the pH decreases below 7, the disinfection properties of chlorine become more effective. This could lead one to believe that a lower pH would be the route to take, especially over the summer months when pool activity is heavy.
Are people leaving the pool with stinging eyes or dry skin and is there a strong odor around the pool? If you’re experiencing any of these, you need help….NOW! Free chlorine can bond with nitrogen from swimmer waste to form chloramines. These are the guilty culprits that cause all the problems above. They can be eliminated by oxidizing or shocking in the correct dosage.
Swimmers bring dirt, suntan lotion, skin cells, and other contaminants into the pool. The clarity of the water is a good indication that something is wrong and that some sort of treatment is required.
The basic principles of maintaining a swimming pool, proper disinfectant levels, pH in the correct range, and sufficient circulation and filtration are scientifically sound and well established.
However, the comfort of pool-goers, as well as healthy water, is essential. The pH of the human eye and mucous are 7.4, so this, along with getting the best use of your sanitizer, is the reason why the ideal pH range is between 7.2 and 7.6.
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By Dan Bradford Vice President of Franchise Development, Poolwerx
Anyone who is responsible for the maintenance of a swimming pool should regularly ensure that the water is properly disinfected at all times to prevent transmission of infectious diseases, achieve maximum comfort for all swimmers, and maximize the longevity of the pool structure.
This is one of the major problems that can occur with increased swimmers.
Clearly, swimming pool maintenance, particularly with increased temperatures and higher traffic, is not for amateurs and no one can deny that pool water chemistry is a demanding science.
15 • CONTACT, SUMMER 201914 • CONTACT, SUMMER 2019 Call us at (214) www.rmwbh.comor365-9290visit “Within the Texas legal community, Board Certification means an attorney has substantial, relevant experience in a select field of law as well as demonstrated, and tested, special competence in that area of law.” - Texas Board of Legal Specialization Is your attorney board certified? 103,342 Licensed Attorneys statewide 7,406 TBLS Board Certified® attorneys statewide 266 TBLS Board Certified® Residential Real Estate Attorneys statewide, 9 at RMWBH 32 TBLS Board Certified® Property Owners Association Law Attorneys statewide, 7 at RMWBH *Statistics courtesy of State Bar of Texas Membership: Attorney Statistical Profile (2018-2019) and Texas Board of Legal Specialization Active Certificicates of Special Competence by Area by Year What does it mean to be Board Certified? Houston | Fort Bend | Austin | Dallas | San Antonio Marc Markel Brady OrtegoRick Butler Cliff Davis Rahila SultanaliClint Brown Jane JanecekSipra BoydClayton Hearn Knowledge. Exp er tis e. Value. ©2018 RTI/Community Management Assoc ates, Inc. A l rights reser ved. AAMC A CC R ED TED A SSOC AT O N MANAG E M E NT CO M PA N Y Contact: Jean Sloan (972) 943-2848 or visit us online at: www.cmamanagement.com What Are You Looking For in a Management Company? C ommunity. Well S er ved. Community. Wel l Se r ved. When it comes to protecting the value of your neighborhood, consider a company that: • Adheres to the highest ethical standards • Possesses an outstanding reputation and more than a quarter century of experience • Employs top-notch, professionally quali ed sta • Strives to enhance the appeal and value of your property CMA serves a wide variety of communities including single family, masterplanned communities, condominiums, townhomes, mid-rise, mixed use communities and commercial/retail properties. Founded in 1983, CMA has grown to be one of the largest locally owned management companies in the Metroplex.
16 • CONTACT, SUMMER 2019 Unparalleled Property Services Who We Are Castle Group is the premier choice for Community Management, specializing in serving the finest Condominium and Homeowner Associations. To learn more about The Castle Difference contact us today at 972-846-0641. www.castlegroup.com/castle-texas 6860 North Dallas Parkway, Suite 200 Plano, TX info@castlegroup.com75024 17 • CONTACT, SUMMER 2019
Commercial grade security camera systems have in the past sounded like an expensive proposition for HOAs to take on, so security companies around the Metroplex have become creative in terms of how they approach the cost burden.
“Swimming pools are public places but people still wonder who’s watching them on the security cameras. The reality is that most HOA swimming pool cameras are not monitored, meaning there is not someone actually watching the video in real time. The video is recorded and preserved, but reviewed only in the case of a significant incident. Our system records over old video after about a month, so nearly all of the video will never be seen,” Valls explained. He went on to say, “Different security companies approach things differently, but we don’t use cloud storage so it eliminates another possible security failure point.”
“We get it - HOA communities don’t want to have a large capital spend on security cameras that will dip into their reserve, or have them consider raising dues to pay for cameras, so our company provides a lease program. It’s become our most popular package with HOAs because it gets around a large cash outlay, and we take away the headaches of upkeep and maintenance. Although we still offer systems for purchase, the lease program has changed our business, because now having security cameras at pools and rec areas is affordable.”
Association members are constantly juggling costs and benefits when deciding where to spend their resources. Security cameras are quickly becoming a necessity rather than a luxury in our everyday lives. The good news is that as the need to appropriate funding in this area rises, new options are appearing to bring down the cost to local communities. And many communities find the peace of mind that comes with security is priceless.
Many porter and cleaning services will assess an extra charge if additional cleaning is needed after pool parties when people don’t pick up after themselves, or if they have to fish pool furniture and trash out of pools. “We had a customer in Frisco that had a group of people jump the fence of the pool and leave pizza boxes and drink cans everywhere. Of course most of it ended up in the pool, which they had to pay someone to clean up. For them, that was the last straw, and they called us out to install surveillance cameras.” Communities are also becoming proactive to deter theft and vandalism. “We have a new customer in Fort Worth that just built a beautiful new pool and clubhouse facility. They had us bring in our cameras because they wanted to take precautions against having their new furniture and AV equipment stolen,” Valls said.
The Concern for Privacy Of course around a swimming pool, privacy is always a consideration, and surveillance cameras can have the perception of running counter to that. Security companies are looking for ways to strike a balance between security and privacy.
So What are The Costs to NOT Having Security Cameras?
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In recent years more and more HOA communities have opted to have security cameras installed at their pools and recreation areas. This shouldn’t come as a surprise since the prevalence of all security cameras has by some estimates more than quadrupled in the last fifteen years worldwide. This trend is in large part because cameras go unnoticed until serious crimes and events occur, and security camera video is used to help. HOAs are now finding that security cameras at their pools and play areas help in several ways beyond major crimes. In fact there may actually be some hidden costs of not having security cameras around pool areas.
The standard pool rules seen posted on large placards at every public pool always prohibit having glass in and around the swimming pool. This isn’t for just the obvious reason that broken glass is extremely dangerous to bare feet, there is also an expense associated with broken glass. If clear glass gets into a swimming pool, it is almost impossible to see. Mark Valls, owner of OnGuard Camera Systems, an Allen based security camera installation company, talks about the cost saving aspects of security cameras. “There are actually a lot of reasons communities justify the financial expense of installing security cameras at their pools,” Valls says. “If broken glass is found near the side of a public swimming pool, and the Home Owner’s Association or Management Company has reason to believe that some of the glass may have found its way into the pool, there is an obligation to drain the pool to ensure that the broken class won’t be stepped on or worse, get into someone’s eyes. Depending on the size and type of pool, draining and cleaning out a pool can cost anywhere from $600 to $2,500, and put the pool out of commission for a few days during the busy summer season. When people know they are on camera, they tend to follow the pool rules a little better.” Having video cameras also provides leverage to collect when homeowners break rules and cause damage. “We have a community in Dallas that leases our cameras because a teenage girl spilled red nail polish on the decking around the pool. Based on witnesses, their HOA Board had a pretty good idea of who it was, but couldn’t prove it. Since they couldn’t hold the homeowners accountable, the community had to absorb the costs of re-doing the decking. This one incident was a major factor in them calling us to install security cameras at their pool. They wanted to be able to have video evidence to provide if this type of incident ever happened again.”
Mark Valls is the owner of OnGuard Cameras Systems Mark can be reached at mark@onguardcamerasystems.com or at 1-844-314-2233
Costs and Considerations
Watching Over an Association’s Largest Asset Communities that have made the investment in swimming pools, cabana areas, and recreational areas know that this is their largest investment. Additionally, pools and play areas account for over half of the monthly operating budget. Because so many pools are situated away from homes in the neighborhood, with some even having their own parking areas, they can become a target for trespassing, vandalism, and criminal activity at night, and inconsiderate and poor judgement during the day. Surveillance cameras put a spotlight on things people don’t want to have recorded.
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3. Have a leak? Follow these steps to identify the problem a. Does the leak flow all of the time, or just when a particular zone is running? This means the difference between a mainline leak (leaking all the time) and a lateral line leak (runs only when that zone valve is actuated). Both are emergencies, but if it is a mainline leak and your system is not equipped with a shutoff valve, call a licensed irrigator right away. b. Is an emitter off? Lawn mowers and edgers can nick a nozzle, cut a dripine, or break a head at the bottom connection. Components can also be broken by bikes or skateboards, dog leashes, or being run over along driveways. Sometimes the part can be reattached but more times than not it will have to be replaced. Requesting swing joints on all repairs can make future problems less likely, particularly in high traffic (foot or vehicular) areas.
Amanda Griffin is President of Smart Outdoor Services, based in Garland, Texas and serving the greater DFW area. Smart Outdoor Services specializes in outdoor water management for HOA common property and water education for residents, to cultivate water intelligence and protect landscape investments everywhere. Save water, save money, smart. www.save-both.com.
4. Really dry spot? Sometimes this indicates a leak as well. It sounds counterintuitive, but if a head or pipe is broken on the same zone on the other end of a flower bed, water follows the path of least resistance, which can cost pressure on the other end of the zone. Turn on that zone to check that every emitter is working consistently.
5. Know when to call in back-up—once you find the issue, hire only a licensed irrigator to make the repair. Having a technician you know and trust in advance will help. He or she should offer proactive service while they are on-site by checking the whole system for other issues while they are there making your repair. Ask questions about your watering schedule, and learn how to run your controller.
Irrigation: Troubleshooting 101
2. Bills creeping up each year? Municipalities are increasing water rates year after year. If no maintenance has been done other than repairing breaks in several years, your system could be wasting water. Running each zone periodically, at least seasonally (recommended monthly), will show if there are broken components, mismatched coverage, or needed improvements. a. Check the schedule. As plants in the landscape have active growing times of the year as well as dormant months, so your irrigation schedule should “change with the times”. Ideally, you or your yard guy should be adjusting your sprinkler schedule way down as it gets colder and up as spring and summer arrive. Not sure what to do? Check www. watermyyard.org for weekly updates about watering.
b. Has your landscape changed? Anytime changes occur in the landscape such as new sidewalks, expanding flower beds, or new plantings, irrigation should be moved and changed to match the new layout. This will help ensure that the right water is being applied to the right plants, and that nothing was damaged during the project. A good rule of thumb is to budget 20% of the total landscape project price to irrigation changes.
v. Smart controller - new technology allows controllers to have webbased remote access, automatic adjustments based on the weather, and other water conserving features. Upgrading to a new controller can save money and water by watering on a more precise schedule, improving landscape and using less water.
vii. Landscape choice and soil conditions - the changing nature of water in Texas has caused many citizens to look at their plant choice for conservative water use. As existing landscapes approach the end of their lives, consider replacing with less water thirsty plants. In addition to plant choices, the condition and quality of soils are key in water retention and usage. Eliminating salt based synthetic chemicals and adding organic matter such as compost to feed microorganisms in the soil will help build a healthy soil that will be more disease resistant, retain more water, and encourage healthy root growth.
The sprinkler system is one of the least examined yet potentially expensive systems in a home or on an HOA property. There are several reasons why taking a look at the system can save you money and future headache.
1. Confirm the easy stuffa. Does the controller have power? Check the plug by plugging in a hair dryer or some other appliance that you know works. b. Does the system have water? Check the water meter and double check the valve to make certain the water wasn’t inadvertently turned off.
Two major types of troubleshooting will be covered in this article: troubleshooting for a problem with the system, and troubleshooting for reducing water usage. How do you know when troubleshooting is necessary? Anytime the system is not working like it used to, or anytime changes in landscape occur, or water bills leap. There is no harm in proactively checking your sprinkler system, or having a licensed professional do that for you.
i. Pressure issues - irrigation components are designed to perform efficiently under a specific range of pressures. Once this pressure is exceeded, water use rises exponentially. To exacerbate pressure issues, cities ramp pressures seasonally to be able to keep up with increased demand. Contact a licensed irrigator to test your head pressure and prescribe possible solutions.
2. If both of the above are in order, check the controller again. a. Are the time and date correct? Power loss can make schedules be off kilter. b. Check the schedule. Are the water days what you think they are? Are they following your city’s regulations? c. Will no zones run, or just one zone or a couple? One zone not running could indicate a failed valve or cut zone wire. All or several zones not running indicates a cut common wire. Check any areas where digging, fence repair, dog watch fence installation, or any soil disruption has occurred for broken wires.
c. Taken care of all of the above and still unhappy with your water bill? Take a look at these items or get professional licensed help to upgrade to conservation technology.
iii. New heads - Sprinkler heads typically carry a 5-year warranty. After 5 years, the rubber in the head’s seal begin to breakdown due to sun damage and chemical exposure. Once the seals begin to weaken, water can leak at the base of the head every time the zone runs.
By Amanda Griffin President, Outdoor Services, Inc.
1. Check the meter first. Almost all meters have a leak indicator. This is typically a small arrow or triangle meter located in the screen of the water meter. Confirm there is not water running in the house (washing machine, dishwasher, etc.) and check the leak indicator. If it is moving, there is a water leak somewhere.
ii. New nozzles - if the nozzles on your sprinkler heads are more than a few years old, it is likely that more efficient nozzles are available to increase uniformity, repair design inefficiencies, or control the pattern better to increase overall efficiency.
iv. Upgraded heads - if your property has sloped areas, or if you have excessive pressure, upgrading to pressure regulated or check valve equipped heads can dial back water waste.
vi. Drip - converting bed areas to drip irrigation can eliminate overspray on windows and hardscapes and once properly scheduled, is the most efficient way to water, delivering water to the soil profile and not overhead where it can be susceptible to blowing away in the wind, deflection, or over spraying on other areas.
Troubleshooting for problems Problems with sprinkler systems typically fall within two areas of concern. The first concern is the system simply won’t run. When this happens, put on your Sherlock Holmes cap, and eliminate everything that isn’t the problem. Follow this order:
Troubleshooting for reducing water usage Most property owners never see their irrigation systems run, and their only indication that there is a problem is suffering landscape, or a high water bill. Here are some troubleshooting steps that can be taken to ensure water use is appropriate for your landscape.
viii. Mulch - keeping planting beds insulated with at least 2 inches of twice shredded, hardwood mulch, helps retain water, reduce evaporation, and shades root zones. Have 3 inches installed in the spring, taking care not to choke the crown of plants, so even if a small layer gets blown away through maintenance, your beds will still be insulated from the heat.
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27 • CONTACT, SUMMER 201926 • CONTACT, SUMMER 2019 1449ForestLane Garland,Texas75042 Office Fax Residence (972)271-9502 (972)271-8758 (972)475-8261 paul@paulbakerinsurance.com CalltheCommercialInsuranceSpecialistToday! PaulBaker InsuranceAgency,Inc. Specializingininsuranceforcommunity associationsofallsizesthroughout Texasfor years. 4 MasterPolicies 4 PersonalLinesprogram 4 D&O home,auto,life,healthand 4 CommercialUmbrellasumbrellacoverages 4 FidelityBonds 4 Condounitownersandrenters 4 24-hourClaimsServicecoverageavailable 4 CAIMember 4 Vendorreferralsonrequest 4 Askaboutourdiscounts! Call(972)271-9502today! MakeSureYourCondoAssociationInsuranceisaGreatFit! 55 We are dedicated to building better communities! NeighborhoodManagement.com NMI@NeighborhoodManagement.com Beverly Coghlan, CMCA, AMS, PCAM Beverly@nmitx.com 972.359.1548
29 • CONTACT, SUMMER 2019
While trying to keep with the theme of KEEPIN’ IT REEL, I found a movie that ties in with this article, well kind of: YOU’VE GOT MAIL! Now, truth be told, writing effective and efficient emails won’t result in a romantic relationship as in the movie, however, your recipients may actually fall in love with your efficient and effective use of email. You as the sender may also love the results that you receive from quicker responses and decisions. Here are a few tips to use when You’ve Got Mail or You Send Mail:
Scene 2- Subject In this scene, your audience must understand your clarity and purpose. The subject line is the perfect actor’s tool for this. Use words such as; INFO, ACTION, VOTE, DECISION or SIGN, in your subject lines so the recipient(s) clearly understands the subject and what you are asking of them. Also remember, use only one topic per email. Your audience will love this since it’s much easier to search for. Slow Clap Begins.
Scene 3- Clarity Rambling monologues are for bad actors so stick to your detailed script.
Scene 4- The Devil Wears Prada Wait, that’s a different movie! What I meant was, the Devil is in the Details. Your performance can end up on the Razzies or on the Academy Awards. Ensure your star on the Walk of Fame by creating emails with correct spelling and grammar. Set up Spell Check and use Grammarly (program) to automatically check your emails before they are sent. Standing Ovation.
ON BEHALF OF THE ACADEMY, CONGRATULATIONS, YOU ARE NOW A STAR
Lights, Camera, Action!
Scene 1- Emotion Remember the scene where the actor was trying to say one thing but others interpreted the message differently? This is where the drama really intensifies, right? Emails are also easily misinterpreted so you need to keep them drama free. When emails become dramatic, cut the scene by putting away the keyboard and picking up the phone. Audience Tears Up with Happiness.
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The Final Scene- Anti-Piracy Warning Before hitting the Send Button, think of the content of your email as “Do Not Duplicate” or better yet as, “Exhibit A”. Once you hit send you can’t be sure that someone won’t forward your email. In this case, no FBI warning (like on the movies) will save you. Fade to Black.
By Rick Abair, CMCA, AMS SBB Management Company
To ensure that your message is clear, include the five W’s: Who, What, When, Where, and Why. Doing so will provide the most important information to your audience. Rousing Applause.
31 • CONTACT, SUMMER 201930 • CONTACT, SUMMER 2019 One Partner for All your Landscape Needs Design • Develop Maintain • Enhance Contact Us Drew Drew.Dunn@brightview.com817-430-4848Dunn www.brightview.com A Resident Expert in your Landscape Creating a place that feels like home starts from the ground up. Enlist a skilled team with deep expertise in creating outdoor spaces that impress and ensure your community is a coveted place to live. With thoughtful planning and an unwavering attention to detail, we ensure your community’s goals are met and resident satisfaction is high.“ATexasCompanyPerformingTexasReserveStudies”THESMOOTHNAVIGATIONOFYOURCOMMUNITY’SSTRATEGICDECISIONSLONE RESERVESTARSTUDIES www.lonestrarreservestudies.com 469.712.8075 aruth@lsrsllc.com DALLAS FORT WORTH AUSTIN HOUSTON SAN ANTONIO 1918 University Business Drive Suite 511 McKinney, TX 75071 ellis@masixconstruction.com214.274.7505www.masix.net • Structural • Building Envelope • Grading & Drainage • Mechanical, Electrical & Plumbing • Roofing (all roof types) • Insurance Restoration (fire, water & wind) • Masonry (stucco, stone & brick) • Perimeter Walls • New Builds • Tenant Improvement • Multi-Family • Commercial • Construction Management • Consulting WHAT WE DO
• Deter pets and geese from entering waterbodies. An adult Canada goose can produce up to 2 pounds of droppings each day, which may significantly increase nutrient levels in a short period of time.
We have also learned that we have many opportunities to intercept and mitigate nutrient pollution long before it becomes catastrophic to our most precious resources, sanctuaries and livelihood through stormwater management techniques and facilities.
algae that the ecosystem cannot naturally manage. For example, cyanobacteria, commonly referred to as blue-green algae, thrive on phosphorous-rich water and can form harmful, potentially-toxic blooms that can endanger wildlife, pets and humans. Exposure to Cyanobacteria has been linked to the development of degenerative diseases like ALS, Alzheimer’s and Parkinson’s disease. Prior to heavy urban development and widespread industrialization, nature was able to clean and filter water through a long and stable process. Through soil infiltration, plant transpiration and evaporation, water was purified sufficiently to achieve a lasting balance. Development disrupts the process through soil removal, compaction and the addition of acres of hard, impervious surfaces that increase water velocities and erosive forces. As the world continues to develop, so has our understanding of this delicate balance. We have learned that we can manage surface water at various stages in its cycle, including each pond and lake along its journey, to make it much less disruptive when it enters into our rivers, reservoirs and bays.
• Improve lawncare and community gardening practices by planting vegetative buffers to help decrease soil and nutrient run-off.
By Greg Blackham, Aquatic Specialist at SOLitude Lake Management
Though extremely effective, sustainable lake and pond management is not the only way to proactively improve the output of our watershed. The following cultural practices can also prevent a lot of nutrient pollution and chemical translocation before impurities even have a chance to leave the community:
• Regularly rake and bag leaves, lawn clippings and organic waste to prevent them from flowing in to stormwater facilities and over-burdening pipes and conduits.
• Use environmentally-friendly detergents and cleaners when washing vehicles and pressure-washing houses. Look for soaps that are formulated to be biodegradable.
• Create landscaping swales (natural filtering systems) around storm drains and impervious surfaces to prevent erosion and help intercept water. Native flowering vegetation, pebbles and river rocks serve as excellent infiltration media when lined along walkways, driveways and stormwater facilities.
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It cannot be overstated how much watershed management determines the quality of life and the balance of nature. From direct impacts on crabbing, fishing and farming yields to property value, outdoor recreation and flood damage, watershed effects and consequences really are A to Z. Everyone should consider themselves a steward of water (and the environment in general). Improving the water quality of nearby lakes, ponds, rivers and streams will go a long way in protecting regional assets and local wildlife—not to mention all the unseen positive effects down the road and into the future.
• Use fertilizer without phosphorous and avoid over-fertilizing. Different types of fertilizer serve different purposes, so be sure to follow the directions on the label for safe and proper application.
Stormwater Management: Proactive stormwater management techniques can help improve the health of a community watershed and the beauty of the surrounding ecosystem.
Did you know that everyone on this planet lives in a watershed? A watershed, defined, is any amount of land that collects water through precipitation and transports it to a common outlet. That common outlet could be a stream, river, reservoir, lake or even a large bay like the Galveston Bay. A watershed is simply a term used to describe a transitional downhill area that water collects and flows through to reach its destination, including groundwater. The topography of the land, through elevated ridges, outlines the edge of each watershed, and small subwatersheds can combine to form larger watersheds. Everything we do affects our watershed and our watershed affects the quality of all life within it and beyond, which makes it critically important to understand our impact on surrounding Waterwaterbodies.traveling through the watershed is altered in numerous ways throughout its journey. Surface runoff, creeks and ditches pick up all types of organic and inorganic materials. Harmful pollutants, like chemicals, fertilizers and waste are transported into streams and waterbodies throughout the entire watershed, negatively impacting all life along the way. Nutrient pollution, primarily by phosphorous and nitrogen, can disrupt natural life cycles and bio-diversity in every habitat that they touch by fueling the growth of nuisance aquatic weeds and Coming Together to Preserve and Protect Our Community Watersheds
Lakes and ponds are one of the most critical points of interception in our watershed because they exist at locations where a lot of water is contained in a relatively small area and the speed of discharge can be regulated. These points offer the best opportunity to remove excess nutrients and sediment from the water with a large array of methods, including aeration, nutrient mitigation products, organic waste removal, biological augmentation (beneficial bacteria infusion), invasive species management, and sediment settling.
Greg Blackham is an Aquatic Specialist with SOLitude Lake Management, an environmental firm specializing in sustainable lake, pond, wetland and fisheries management solutions. Learn more about this topic at www. solitudelakemanagement.com/knowledge.
2019 Large-Scale Managers Workshop Large-scale managers will gather to share their best ideas and practices, garner new information at specialized educational sessions and hands on tours at multiple communities. Tours will showcase community best practices. September 11, 2019 2:00 PM 2019 CEO-MC Retreat The CEO-MC Retreat is the premier executive education program for CEOs and senior executives in community association management companies. October 02, 2019 | 12:00 PM Events
Also, for a listing of some helpful CAI member attorneys skilled in HOA law, please visit www.dfwcai.org/attorneys.
2019
We urge homeowners to take advantage of this FREE resource. After all, isn’t it better to resolve issues quickly and reasonably now before they get out of hand **Pleaselater?note, the HOA Hotline panel, as well as CAI Staff will NOT give out legal advice. If seeking legal help, please contact the appropriate attorney, or legal service. LegalLine is an anonymous, free legal service, provided by the Dallas Bar Association. It is held on the second and third Wednesday of every month, from 5:30pm - 7:30pm. To reach a volunteer attorney call (214)220-7476. This program is by telephone only. There are Spanish-speaking attorneys when available.
The Dallas/Ft. Worth Chapter of the Community Associations Institute (CAI) has partnered with the other Texas chapters of CAI to launch the free HOA Hotline - a resource for homeowners and board members owning homes/units in condominium, townhome and subdivision community associations and have questions about the operations of their association. The Hotline is staffed with local non-attorney experts knowledgeable in community association best practices. Please contact the hotline by filling out the form at www.dfwcai.org/hoa_hotline. If you prefer a response by phone, calls will only be made during normal business hours.
35 • CONTACT, SUMMER 2019 6 Upcoming Events 2019 SUMMER FALL Bowling Tournament Get away from the Texas heat, and join us inside for our Annual Bowling Tournament! One of the most well-attended and anticipated social events of the Augustyear!!!22, 2019 5:00 PM
2019 August Members Luncheon Gallup Certified Strengths Coach, Brent O’Bannon reveals his strengths coaching system, chalked full of success stories, celebrity case studies, and personal examples from over 27,000 hours of strengths based Augustcoaching.14, 2019 | 11:30 AM 2019 DFW-CAI Expo and Tradeshow Keepin’ It SeptemberReal!11,2019 | 8:00 AM
There is help for your homeowners association!
34 • CONTACT, SUMMER 2019 Upcoming National
AFSCertifiedBiologists AquaticWeedControl FloatingFountainSales FishforStocking WaterfallPumps FountainRepair Servicethatsetsthe industrystandard since1991 972.724.0071 lonestarfountains.com magnoliafisheries.com LONESTAR FOUNTAINS MAGNOLIA FISHERIES BRINGYOURPOND TOLIFE! 36 • CONTACT,, SUMMER 2019
Your Full Service HOA Partner We specialize in construction, renovation,and property maintenance All major trades in-house, including: Roofing, Plumbing, Electrical, AC & Heating support.972-494-1600 gloanage.com license # M40988 TECL175503 TACLB00048137E Located in the DFW area, Globus offers 24/7 support 972-494-1600 globusmanage.com License # M40988 TECL175503 TACLB00048137E 39 • CONTACT, SUMMER 201938 • CONTACT, SUMMER 2019 Enhance. Increase.Preserve.Protect. GreenerPasturesdfw.com Arizona • California • Nevada • New Mexico •TexasGreenerChemicalMaintenance214.634.0806DivisionApplicationDivisionTreeMaintenanceDivisionIrrigationDivisionConstructionDivisionLandscapeDesignPasturesisanawardwinning, full service landscape company with over 20 years of quality service across the country. Get a FREE Quote and Comprehensive Property Consultation Today!
Judd A. Austin, Jr. - Shareholder jaamex@hoaf.com Vinay B. Patel - Shareholder vpatel@hoaf.com Personal Attention. Proven Results for HOAs. For over two decades, Henry, Oddo, Austin & Fletcher, P.C. has provided clients throughout Texas with trusted counsel. Their experience related to homeowners associations is unmatched – providing guidance, leadership and oversight to community associations. Their attorneys have experience resolving disputes and advising homeowners associations on legal issues. Assist developers with drafting governing documents Advise boards on governance and collection issues Assist boards in enforcing bylaws and covenants Attend association meetings to provide explanations of the association’s rights and responsibilities, to help maintain rules of order, and to address issues of concern to members and directors Assist boards in interpreting governing documents Draft revisions to association governing documents to clarify issues of governance Work with boards and management companies in dealing with property owners Cost effective and creative debt collection methods leading to revenue recovery Active participation and support of Texas Community Association Advocates (TCAA) and Community Associations Institute (CAI) 1700 Paci c Avenue, Suite 2700, Dallas, Texas 75201 | (214) 658-1900 | www.hoaf.com C M Y CM MY CY CMY K 40 • CONTACT, SUMMER 2019
LSDG Roofing & Construction (469)450-6351
Mr.Manageralexandermeza@classicpm.com(682)597-0801ClassicMr.ManagerJ-Utley@hotmail.com(214)694-1315MembershipKevinAlexanderMezaPropertyManagementMembershipKirtJasonLinington
Linear Roofing & General Contractors LLC (469)268-4091 kirtl@linearroofing.com
Jeremy Mayes, CMCA 4/2/2019 CCMC CMCA
Mr. Matt Woytek, RS Mr. Nathan Watson, CMCA
Amanda NeighborhoodHernandezManagement, Inc. (972)359-1548
GoodwinCaseyManagerahernandez@nmitx.com(173)MembershipTravis&Companyof Texas NeighborhoodMandyManagerCasey.travis@goodwintx.com(214)445-2723MembershipLynnSutherlandManagement, Inc. (972)359-1548
Mr. Dan Schulze Mr. Israel Munoz, CMCA Mr. James Tobey Mr. Jeff Higgins Mr. Joshua Timothy Barnes, CMCA, AMS Ms. April Lynn Tuey, CMCA, AMS, PCAM Ms. Jamie M Patterson, CMCA Ms. Jennifer Dewolfe Ms. Katie Ward, CMCA Ms. Susan Ward-Freeman
Mrs. Katy Ann Metcalfe, CMCA 4/11/2019 Goddard Management, LLC CMCA
Ms. Lois Ann Bray, CMCA, AMS 5/29/2019 RTI/Community Management Associates, Inc. AMS
Rejoined Members
MEMBERSHIP
Mr. Anthoney J. Martinez, II, CMCA 6/20/2019 CCMC CMCA
Congratulations to those members who have achieved designations!
Mr.Businessjsmith@srsdistribution.com(979)220-5197SRSMissBusinessmeredith@crestroof.com(972)675-7663CrestMeredithManagermsutherland@nmitx.com(160)MembershipWinninghamExteriors,LLCPartnersJasonSSmithDistributionPartnersBillyMitchell
MEMBERSHIP REPORT New Designations
Ms. Brandy Adams, CMCA 4/5/2019 FirstService Residential CMCA
Mrs. Nicole Zaitoon Ms. Kaye Welch
InsightMr.Businessjbryan@superiorlandscapes.biz(972)482-0446SuperiorMr.Managerbpnorman@me.com(214)675-5171MembershipJasonBryanLandscapesPartnersJohnUtleyAssociationManagement Company
REPORT
Business Partners
Mr. Mathew J. Eberius
Mr. Bill White Mr. Jody Waggoner
barbrafliege@gmail.com Volunteer Leader Ms. Carla Jara Home Team Roofing, Inc (214)293-3070 carla@hometeamroofing.com Business Partners Ms. Frannie Howard Robson Ranch Villas No.1 P.Ms.Volunteerjoeandfrannie@juno.com(918)519-5700LeaderMeganComstockBluffsHomeowner’sAssociation Inc P.Ms.Volunteermfcomstock@gmail.comLeaderMyehsaApplewhiteBluffsHomeowner’sAssociation Inc Managerroberte@dbu.edu(214)392-3981RobertManagernthomas@rockstarres.com(214)998-2255RockstarNatalieVolunteermyeshaapplewhite@hotmail.comLeaderThomasResidentialMembershipWadeEricksonMembership
RTI/CommunityMr.BusinessBilly@lsdgllc.com(101)PartnersBrandonNormanManagement Associates, Inc.
Mrs. Laurie Knight Tinsley, CMCA, AMS, PCAM
P.Ms.Chapterproductdevelopment@homewisedocs.com(866)925-5004HomeWiseDocs.comMs.Managerkmgoddard@att.net972-920-5474GoddardMrs.Managercfountain@nmitx.com(972)359-1548Mrs.Managerwill.terry@fsresidential.com(214)880-2300FirstServiceMr.Managermeberius@ccmcnet.com(469)246-3509CCMCMembershipWilliamPierceTerryResidentialMembershipChristinaMarieFountain(169)MembershipKatyAnnMetcalfe,CMCAManagement,LLCMembershipAndreaMooreNATLBarbraFliegeBluffsHomeowner’sAssociationInc Yuliana GoodwinMccallister&Company of Texas
Renewed Members
Manageryuliana.mccallister@goodwintx.com(214)725-7420Membership New Memberships 43 • CONTACT, SUMMER 201942 • CONTACT, SUMMER 2019
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171258 Olivia Hurtado, CMCA Vice President 214-717-2718 866-800-4656 ext.7567 olivia.hurtado@mutualofomahabank.com mutualofomahabank.com Member FDIC Equal Housing Lender
