ECHO Journal - December 2014

2015 ECHO Seminars

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New Laws for 2015

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Take Those Partial Payments

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Serving Community Associations

New Laws for 2015

Color 101: Color Basics

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Is Your Irrigation “Smart”?

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ECHO 1960 The Alameda STE 195 San Jose, CA 95126 Change Service Requested

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news from ECHO

News From ECHO December 2014 I hope December is a joyous month for all. It’s a time to reflect, to enjoy family and friends, and to celebrate getting those Annual Reports distributed. Breathe for a moment, for the New Year will bring many challenges and opportunities.

We at ECHO strive to bring Association Board members the information and expert advice you need to effectively govern your communities. As the world around us changes, we too must evolve to meet your needs in ways that make your job easier and your experience richer.

In an effort to expose our fantastic line-up of expert speakers and professional vendors to the widest audience, we are offering FREE attendance at some of our upcoming seminars to ECHO HOA Members. Please visit our website, at www.echo-ca.org/events for more details, and join us to hear what you need to know to protect and enhance your association; tell your fellow Board members.

Behind the scenes, we’ve invested a great deal of time increasing the content available on our website, so www.echo-ca.org can be your “go-to” destination for information you need, when and in the quantity you want it. Please visit the site and explore our articles and curated statutes, as well as our professional directory of HOA specific experts.

We’re here to assist you in many ways. Please let us know how we can make your ECHO membership a better experience. And enjoy your Holidays!

Best,

Brian Kidney Executive Director

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CONTENTS

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New Laws for 2015 Our annual report on new legislation already in effect in 2014 and newly effective as of January 1, 2015 focuses largely on CC&R overrides and physical changes to common area and owners’ units and lots in common interest developments.

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Take Those Partial Payments In the recent case of Huntington Continental Townhouse Association, Inc. v Joseph A. Miner, the California Court of Appeals ruled that a homeowners association must accept a partial payment made by an owner of a separate interest in a common interest development.

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Color 101: Color Basics As color and design professionals, we all remember our days learning about color theory – what is color? What is a hue, value, tint, etc?

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Is Your Irrigation “Smart”?

Smart controllers are the next step in the evolution of irrigation controllers. What makes them smart? They respond to the daily changes in plant watering needs by calculating changes in the climate or changes in soil moisture. A smart controller then adjusts the watering amount to put back just what was lost, which makes plants healthier and happier.

The ECHO Journal is published monthly by the Educational Community for Homeowners. The views of authors expressed in the articles herein do not necessarily reflect the views of ECHO. We assume no responsibility for the statements and opinions advanced by the contributors to the magazine. It is released with the understanding that the publisher is not engaged in rendering legal, accounting or other professional service.

If legal advice or other expert assistance is required, the services of a competent professional should be sought.

Acceptance of advertising does not constitute any endorsement or recommendation, expressed or implied, of the advertiser or any goods or services offered. We reserve the right to reject any advertising copy.

Copyright 2014 Educational Community for Homeowners. All rights reserved. Reproduction, except by written permission of ECHO is prohibited.

The ECHO membership list is never released to any outside individual or organization.

ECHO 1960 The Alameda, Suite 195 San Jose, CA 95126 408-297-3246 Fax: 408-297-3517 www.echo-ca.org info@echo-ca.org Office Hours Monday-Friday 9:00am to 5:00pm Board of Directors and Officers President David Hughes

DEPARTMENTS

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News from ECHO

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2015 ECHO Educational Calendar

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NEW at echo-ca.org

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Marin Educational Seminar

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Santa Cruz Educational Seminar

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ECHO Bookstore

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Advertiser Index

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ECHO Event Calendar

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ECHO Volunteers

Omission: The November edition inadvertently omitted to acknowledge Steve Terwilliger in the by line as one of the authors of the artificial turf article.

Vice President Karl Lofthouse Treasurer Diane Rossi Secretary Carly Melius Directors Jerry L. Bowles John Garvic Adam Haney Stephanie Hayes David Levy

Robert Rosenberg Brian Seifert Wanden Treanor Steven Weil

Executive Director Brian Kidney Director of Marketing & Membership Carly Melius Director of Communications Tyler Coffin Legislative Consultant Government Strategies, Inc. Design and Production Design Site ECHO Mission Statement Serving Community Associations

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2015 ECHO educational calendar

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echo-ca.org

NEW

at echo-ca.org

New legislation, quick tips, and fresh insights — we’re adding new information to our website every day.

Log in to read the articles below.

Not sure how to access your free account? Email ECHO at: newaccount@echo-ca.org.

Articles 8 Rules for Creating Effective HOA Newsletters

Creating a real community in a “community association” can seem like an impossible challenge. A great newsletter can help! Stop sticking a monthly recipe next to the violations blotter, and think bigger: use these tips to improve community involvement and awareness.

Educational Topic: Newsletters

Guide to Rain Gutter Screens

The rainy season is here (hopefully for a while). HOAs who pay for regular gutter cleaning, and for damages resulting from clogged gutters, may consider gutter screens as a money-saving option. But gutter screens aren’t always a good choice, and this article will help your board to understand different options and make an economical choice.

Educational Topic: Roofs

Mental Illness and Aberrant Behavior in HOAs

Mental illness poses an incredible challenge for HOAs: how does a board respect the rights of a sick individual while protecting the rights of their neighbors? When aberrant behavior (e.g., hoarding, voyeurism) begins to impact the community, boards are obligated to act. This article offers some tips to help boards avoid major mistakes.

Educational Topic: Safety

Facebook Join Our Facebook Community Want to see pictures from our last seminar? Comment on our legislative activity? We only put the latest news up on Facebook, and we’d love to hear from you. Share your experiences, read important and amusing HOA news, and connect with fellow HOA owners on ECHO’s Facebook page. facebook.com/echoorg

Construction Contracts for Boards of Directors

Are you already thinking about major dry-season construction projects? Then you should also be thinking about the contract: different types of work require varying levels of care and expertise. Learn about different types of contracts, and plan ahead to avoid expensive trouble during and after the job.

Educational Topic: Contracts

ECHO Journal Read the ECHO Journal on the ECHO website before it arrives at your door. We usually post the latest issue on or before the beginning of each month. Log in to browse the latest articles, or read from a huge library of past issues.

Find in: echo-ca.org/journal

December 2014 | ECHO Journal

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NEW LAWS

FOR 2015 Update on Legislation Affecting Common Interest Developments and Community Associations

Sandra M. Bonato, Esq.

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ur annual report on new legislation already in effect in 2014 and newly effective as of January 1, 2015 focuses largely on CC&R overrides and physical changes to common area and owners’ units and lots in common interest developments.

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hese tick off like a checklist – solar panels, electric vehicle charging stations, landscaping, home produce gardens, and of course, in this serious drought year, water. One other bill is actually not too far removed from these items, and that has to do with who takes care of what in a common interest development when the CC&Rs are unhelpful. One bill takes yet another look at what fees can be charged at point of escrow for documents. And last, one bill creates a lot of problems for associations legally and technically when it comes to how low-level dispute resolution has to be handled.

URGENCY BILLS Bills whose authors believe the topics they cover need to go into effect immediately upon the governor’s signature are required to achieve super-majority approval of both houses of the legislature. This is referred to as “urgency legislation.” Two bills have done so this year, both affecting common interest developments and how CC&Rs and rules can be implemented, and both dealing with the dramatic results of the state’s long-standing drought. Both bills went into immediate effect upon being signed; however, the second bill replaced and enlarged upon the first. The second bill is currently legally binding and will continue to be.

Water use and conservation were clearly topics of considerable concern in California this year.

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EFFECTIVE JULY 21, 2014 THROUGH SEPT. 18, 2014

EFFECTIVE SEPT. 18, 2014 THROUGH DEC. 31, 2014 (AND BEYOND)

AB 2100 (Campos) Yard Maintenance; Fines and Penalties; Drought For the period it was effective, AB 2100 prohibited an association from imposing a fine or assessment against a unit or lot owner for reducing or eliminating watering of vegetation or lawns during any period for which the governor has declared a state of emergency, or a local agency has declared a local emergency, due to drought.

This so-called “brown lawn law” was actually a legislative enactment of the governor’s April 25, 2014 executive order banning the fining or punishment of association members whose landscaping goes brown as a result of the mandatory 20% water use cutback ordered by the governor in January when he declared a statewide state of emergency because of the drought.

In other words, associations may not punish owners for their decisions to cut back on landscape watering in complying with the emergency drought orders of the governor. This has been the law in California since April 25, 2014 due to the governor’s executive order, which has the force of law, and without doubt since July 21, 2014 when the governor signed Assembly Member Campos’ AB 2100 encompassing his order.

SB 992 (Nielsen) Drought; Fines and Penalties and Recycled Water Exception; Pressure Washing The second urgency bill to be signed concerning the drought, SB 992 also went immediately into effect, superseding AB 2100 because it amended the same section of law. SB 992 is identical to AB 2100 except for one feature – it makes an exception to the ban on fining or penalizing an owner who fails to water landscaping if the association has access to recycled water for landscaping irrigation.

Additionally, SB 992 also adds a new section to the Davis-Stirling Common Interest Development Act. New Section 4736 voids any provisions in CC&Rs or rules that require pressure washing of the outside of a residence or exclusive use area during a state or local government-declared emergency due to drought. The new law defines pressure washing to be the use of a high-pressure sprayer or hose and potable water to remove loose paint, mold, grime, dust, mud, and dirt from surfaces and objects, including buildings, vehicles, and concrete surfaces.

SB 992 does not prohibit the use of high-pressure sprayers or hoses and potable water to clean things, it only prevents an association from enforcing CC&Rs or rules that would require someone to use these devices. For example, if the rules of an association require an owner to clean oil spills from a designated parking space using a pressure washer and if a state of emergency exists due to drought, those rules cannot be enforced, and another method of cleaning would be needed if the owner did not wish to use a pressure washer.

again, was an urgency measure and went into immediate effect on September 18, 2014 and because it contains the extra pressure washing language that the governor wished to retain.

SB 992 was linked with a third drought bill, AB 2104 (Gonzalez), which contains the same language as the portion of SB 992 referring to recycled water but that would not go into effect until January 1, 2015. The governor also signed AB 2104, possibly as a courtesy to its author and possibly to underscore the seriousness of his concern about the drought. The signatures happened on the same day, but AB 2104 was signed before SB 992, which allowed the terms of SB 992 to “chapter out” AB 2104.

AB 2188 (Muratsuchi)

This was important because SB 992,

SIGNED INTO LAW EFFECTIVE JANUARY 1, 2015

Solar Energy Systems Current law regulates the application and approval processes for owners who ask to install solar energy systems on their residences (i.e., on areas of their property that they exclusively own or control). Current law overrides CC&Rs and architectural processes and standards that have the effect of “significantly” increasing the cost of applied-for systems or significantly decreasing the efficiency of an applied-for system.

Depending on the type of system (heating by sunlight or photovoltaic), the term “significantly” has meant generally that an association could not insist on modifications, different locations, or alternatives to an applicant’s desired system if it increased the cost by 20% (or $2,000 for photovoltaic systems) or reduced efficiency by 20%.

As of January 1, 2015, those parameters will be further restricted, to 10%, not to exceed $1,000, and to 10% reduction in efficiency. The current $2,000 permitted for photovoltaic systems will be reduced to $1,000.

Current law requires an association to notify the applicant within 60 days after receiving the application if it is denied.

AB 2188 reduces that decision period to 45 days after an application is received.

Pursuant to existing law, applications for solar energy systems that are not timely responded to are deemed approved.

AB 2188 also provides that a local permitting agency cannot condition the issuance of a permit for an applicant’s system on the approval of the applicant’s association.

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AB 2561 (Bradford) Personal Agriculture There are so many questions surrounding this bill, it is hard to know where to start. The policy concept behind it is to allow owners of property within a CID to be able to grow food in areas within the owners’ exclusive use, notwithstanding differing CC&R and architectural standards, because according to the preamble to the bill, there simply is not enough food. Californians, according to the bill, live in the “bread basket” of the United States, and they should be “able to feed themselves.”

Ironically, this bill stands in stark contrast to the several bills concerned about water usage in CIDs during a declared emergency due to drought.

Effective January 1, 2015, AB 2561 will void any provision of the CC&Rs or rules that effectively prohibits or unreasonably restricts the use of a “backyard” (undefined) for personal agriculture. Some of the positive features of the bill are that it

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will allow residents to grow food for themselves and to donate to others, both laudable goals, and it supports important societal values that come with working in the earth and teaching our families about growing food. It goes without saying that persons who live in densely-populated condominium projects too often do not have room to make that opportunity.

At the same time, we think there are significant questions whether this bill is constitutional in its effort, at least for the purposes stated, to override privately-agreed upon land use restrictions and respected aesthetic considerations.

AB 2561’s provisions will not apply to provisions of CC&Rs or rules that “do not significantly increase the cost of engaging in personal agriculture or significantly decrease its efficiency.”

Unfortunately this provision, borrowed from solar energy system, EVCS and satellite dish statutes where it makes some sense, is simply unknowable with respect to how it might apply to landscape guidelines. We think it potentially allows for some sensible regulation of plant types, heights, impacts, and

possibly on water-saving irrigation systems if water costs are shared in a particular community.

Unfortunately for boards that are charged with managing their communities and understanding and properly applying the law, AB 2561 heavily cross-references to laws outside of the Davis-Stirling Act, making it the antithesis of the recent simplification and consolidation of the Act. Worse, it is simply terribly written.

The bill does make it clear that marijuana will not be a permitted crop, a provision that could prove (in far different contexts) to be very helpful.

AB 2565 (Muratsuchi) Electric Vehicle Charging Stations Effective January 1, 2015, AB 2565 will require a landlord to approve the request of a tenant to install an electric vehicle charging station in the tenant’s designated parking space and to provide

the tenant with an exclusive space (for additional rent) if no space is specifically designated.

We believe AB 2565 is intended to apply only to apartment complexes and to the relationship between the complex’s owner and that owner’s tenants, but we must warn you that CID industry groups were singularly unable to obtain clarification on this issue. We have to look to the legislative history and the various policy committee analyses for the little assurance that is available that this bill will not place indirect requirements on associations when tenants of owners want to install EVCS and that the provisions for EVCS in the Davis-Stirling Act will control. If a tenant or landlord owner argues otherwise, the association will have to determine which body of law is in fact applicable.

As written, AB 2565 only expressly exempts residential property where there are already EVCS installed in at least 10% of designated parking spaces, where parking is not part of the lease, where the property contains less than

five parking spaces, or where rent control is in effect. We do see that AB 2565 will require a tenant to comply with all “covenants, conditions and restrictions,” though what that means is quite unclear.

Commercial property, troublingly, is clearer (which actually makes it less clear whether the first part of AB 2565 is expected to apply in the residential CID context). A revealing part for commercial landlords and tenants provides that “[a] ny installation by a lessor or a lessee of an electrical vehicle charging station in a common interest development is also subject to all of the requirements of subdivision (f ) of Section 4745 of the Civil Code.” Section 4745 is the portion of Davis-Stirling applicable to the installation of EVCS in residential or mixed use CIDs. The Commercial and Industrial CID Act’s EVCS provisions are at Section 6552 and should instead have been used.

Moreover, no such cross-reference exists at all for residential rental property.

This new law could be very problematic in its interpretation and application.

AB 2430 (Maienschein) Transfer Disclosures Effective January 1, 2015, the escrow process will become more complicated for community associations and their management companies, due to AB 2430.

This bill will expressly require an association to itemize each charge for the many disclosures it provides to a selling owner to give to a buyer, not simply state a bulk sum. Moreover, the bill requires a seller to give all current documents in the seller’s possession to the buyer for free, and any documents on the list that an association maintains in electronic format must be given to the seller to give to the buyer in electronic format (“in lieu of a hard copy delivery”) and not charge for it.

The bill clarifies three important principles. First, as we have stated repeatedly over the years, it is the association’s fundamental role to provide the documents to a requesting seller, not the management company’s role (the

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New For 2015, FREE Attendance for ECHO HOA Members!

Join us at the Marin Educational Seminar Saturday, February 7th, 2015

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8:30 AM to 12:30 PM

Register online at www.echo-ca.org or fill out the form below.

Yes, reserve ______spaces for the ECHO Marin Seminar Amount enclosed: $______(attach additional names)

HOA or Firm:

Embassy Suites San Rafael 101 McInnis Parkway San Rafael, CA 94903

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Phone: Visa/Mastercard No. Exp. Date: Signature: Return with payment to: ECHO, 1960 The Alameda, Ste 195, San Jose, CA 95126 Orders will not be processed without payment in full. Fees for cancelled registrations will not be refunded. Phone: 408-297-3246; Fax: 408-297-3517

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ADDRESS

echo-ca.org

FREE for Pre-registered ECHO HOA Members $50 Nonmembers speakerS

David Feingold, Esq., Wanden Treanor, Esq. and Glenn Youngling, Esq.

association merely contracts with its management company for these services). Secondly, the bill confirms that sellers can select from among the itemized list of documents and charges and cannot be required to pay a single “bundled” rate for all documents, whether requested or not, as some management companies have insisted the law permits. Third, the bill makes it unequivocally the obligation of the seller to compensate the providing party for the required disclosures, not the buyer.

At the same time, the bill is very concerning in three areas. First, the law will not only require sellers to give buyers all of the “current” documents that sellers have in their possession, but will also require sellers to “confirm in writing [that whatever sellers provide directly to buyers is] a current document.” The prospect that any sellers will confidently know whether they have and are giving the latest documents to buyers is frightening, yet the bill puts sellers in exactly this pinch. We think that sellers will fear vetting documents by themselves and will continue to look to their associations to supply current documents, regardless of what the sellers have in their possession or what the law requires.

Secondly, the bill will require associations to separate the charges for documents from “all other fees, fines, or assessments billed as part of the transfer or sales transaction.” This will require extra work, increases the chances for mistakes, and opens up the prospect, for example, of sellers not curing unpaid fines or paying special assessments, shown on separate invoices.

Last, the bill overlooks the whole other area of disclosures that associations participate in at escrow time, namely the homeowner certifications that buyers’ lenders require. Associations generally include the cost of preparing and providing these (voluntary) certifications in their escrow fees and require upfront payment. AB 2430 casts into question how these charges will be stated and who will pay for them in advance.

AB 1738 (Chau) Meet-and-Confer (IDR) Practices; Attorneys and Representatives Permitted December 2014 | ECHO Journal

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AB 1738 will, effective January 1, 2015, provide that an association and a member may be assisted by an attorney or another person when meeting and conferring informally to try to resolve a dispute. It is widely believed that AB 1738 will increase owners and associations’ legal costs exponentially and, because it affords no mediation privilege to protect associations from things their designated directors might say, result in highly constrained conversations, thus in far less communication between parties rather than more.

The new law will authorize owners to bring or send attorneys or another person to a meet-and-confer (or internal dispute resolution; IDR), without notice to the association. The Senate removed a requirement that at least five days’ notice be given if an attorney was to attend, meaning that the only choice a prudent association will have if an attorney does appear with or for an owner is to postpone the session until it can schedule its own legal counsel to be there or to give consent to the other attorney to address the association

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client without counsel in the room.

The meet-and-confer process, which was originally a simple concept of the California Law Revision Commission to encourage expeditious, inexpensive and easy communications between an association and a member who disagree, has now grown into a formal process of high cost and risk, where anything a participating party says can and will be held against them by the other, even in what was intended to be an informal process of “explaining their positions to each other,” because the bill lacks legal protections. Sadly, association representatives will be reduced to listening but not commenting on or responding to anything owners say, hardly a healthy forum to resolve a difference. The lack of notice of counsel’s presence will result in rescheduling delays, hardly an expeditious process.

We believe every association’s meetand-confer policy will need to be rewritten by the association’s attorneys and reissued before or early in 2015.

We further believe that new policies can include reasonable notification

provisions to facilitate scheduling and keep the process on track. Unfortunately, legal budgets will inevitably feel the force of this new process.

EFFECTIVE JANUARY 1, 2017 AB 968 (Gordon) Exclusive Use Common Area Repair and Replacement ECHO sponsored this legislation to address a gap in the Davis-Stirling Act. Currently, the Code is silent on whether the owner or the association is responsible for repairing or replacing exclusive use common area that is assigned to the owner’s unit or lot. AB 968 provides that, in the absence of direction in the CC&Rs, the association will be responsible for repairing or replacing the exclusive use common area.

The bill had a long and tortuous journey through the legislature, with many interest groups working its language.

Fortunately, the bill was returned to the original language submitted by ECHO, and was signed into law by the Governor. The delayed implementation of the new language will permit associations to update their CC&Rs if the new provision is inconsistent with their practices. Associations whose CC&Rs already address this issue will be unaffected.

Sandra Bonato, Esq., is a principal with the law firm of Berding | Weil LLP, in Walnut Creek, California. She serves on the ECHO Legislative Committee and was its former Chair. She is also a frequent speaker at ECHO seminars.

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By Tom Fier

IF YOU ARE UNABLE TO PAY IN FULL

PLEASE SEN PARTIAL PAYM

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Facts and Background

I

n the recent case of Huntington Continental Townhouse Association, Inc. v Joseph A. Miner (2014) 2014 Cal. App. LEXIS 914, the California Court of Appeals ruled that a homeowners association must accept a partial payment made by an owner of a separate interest in a common interest development and must apply that payment in the order prescribed by statute. The obligation to accept partial payments continues after a lien has been recorded.

(This article frequently uses the language of the Court).

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While the facts of this case are interesting, the ruling of the case, stated above applies generally.

Joseph A. Miner (“Miner”), as trustee of the JM Trust, owns a separate interest in Huntington Continental Townhouse Association (“HOA”). Starting on April 1, 2009, Miner failed to pay his assessments. On October 13, 2010, the HOA sent a letter to Miner saying he was delinquent in the amount of $3,864.96. Receiving no response, a lien was recorded on January 7, 2011 for $4,136.00 for unpaid assessments, late charges, interest, collection costs and a returned check fee.

Four days after the lien was recorded, the HOA sent a notice to Miner that if the entire balance was not paid within 30 days, the matter would be forwarded to legal counsel. On January 25, 2011, the HOA’s Board passes a resolution to foreclose on the lien. Two months later, the attorneys for the HOA, Feldsott & Lee (“Feldsott”) sent Miner a letter notify-

ing him of the HOA’s intent to initiate foreclosure proceedings. The amount of the delinquency was stated as $6,197.11, of which $5,434.11 was for delinquent assessments and the rest was for attorney fees, costs, release of lien fee and “file set up” fees.

On April 13, 2011, the HOA filed suit.

Soon thereafter, Miner requested an itemized statement of the amount owed. $8,012.58 was owed, of which $5,923.58 was for delinquent assessments through May 31, 2011.

On May 6, 2011, Miner sent an e-mail to the HOA, proposing a payment plan under which he would make payments between $1,500 and $2,000 per month.

He sent a $2,000 check which was accepted by the HOA. Feldsott drafted a payment plan calling for an initial monthly payment of $2,000.00 followed by monthly payments of $1,500.00. Miner never signed the agreement. Thereafter, Miner made two payments totaling $1,500.00.

On October 17, 2011, Feldsott notified Miner that the September and October payments had not been made and

failure to make payments would result in cancellation.

In November and December, 2011, Miner tendered the monthly assessments of $188.00. Feldsott returned the checks on the ground that it was “unable to accept partial payments.” Now the fees owed were $6,418.47.

On December 29, 2011, Miner mails a cashier’s check for $3,500 to the home address of the HOA president. On January 3, 2012, the HOA president told Miner he would have Feldsott apply the $3,500 payment to the account and provide an updated accounting.

On January 5, 2012, Feldsott informs Miner that the $3,500 check was being returned because “our office is unable to accept partial payments without first establishing a payment plan approved by the Board of Directors.” This letter said $9,226.13 was due. On February 15, 2012, Feldsott sent a new account statement showing a total due of $6,837.68.

The trial court found that Miner owed the HOA $5,715.39 as of September 2012 (with no explanation).

Applicable Portions of Davis-Stirling The court extensively cited Davis-Stirling and tracked how delinquent assessments are collected. Civil Code section 5650(a) states that a regular or special assessment and any late charges, reasonable fees and costs of collection, reasonable attorney’s fees… and interest shall be a debt when levied.

The allocation of payments is addressed in section 5655(a): Any payments made by an owner shall be first applied to the assessments owed, and, only after the assessments owed are paid in full shall the payments be applied to the fees and costs of collection, attorney’s fees, late changes, or interest.

Section 5675 addresses what may be included in the lien: The amount of the assessment, plus any costs of collection, late charges, and interest. The Board of an association may, by majority vote in an open meeting, decide to record a lien

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for delinquent assessments (Civil Code section 5673).

Before recording the lien, an association must provide the owner notice and an itemized statement of charges, including the right to request a meeting with the Board to request a payment plan (Civil Code section 5660).

If there is a dispute over the validity of a charge or sum levied by the Association, the owner may pay the disputed amount and commence a small claims action to recoup the disputed amount paid (Civil Code section 5658).

A lien may be enforced in any manner permitted by law, including judicial or non-judicial foreclosure, after 30 days following the recordation of the lien (Civil Code section 5700). The decision to initiate foreclosure must be made by a majority vote of the Board in executive session [Civil Code section 5705(c)] and must be preceded by an offer to participate in dispute resolution [Civil Code section 5705(b)].

Non-judicial foreclosure must be conducted in accordance with sections 2924, 2924b, and 2924c [Civil Code section 5710(9)].

Limits on foreclosure are stated in Civil Code section 5720. Basically, when the amount of delinquent, regular or special assessments is less than $1,800, the debt may not be collected through judicial or non-judicial foreclosure. The three ways to collect delinquent assessments for an amount less than $1,800 are to 1) go to small claims; 2) record a lien and wait until assessments equals or exceeds $1,800; or 3) in any other manner provided by law.

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The Focus on Partial Payments

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The Court relied on two sections of Davis-Stirling to justify their reasoning or accepting partial payments.

Civil Code section 5655(a) states: Any payments made by an owner of a separate interest toward a debt described in subdivision (a) of Section 5650 shall first be applied to the assessments owed, and, only after the assessments are paid in full shall the payments be applied to the fees

and costs of collection, attorney’s fees, late charges, or interest.

The court addressed two issues in interpreting this section 5650. Does it permit an owner to make a partial payment, if that payment does not cover the entire debt and does 5650(a) require an association to accept partial payment?

The Court felt that the plain language of 5650(a) unambiguously permits partial payments. By making an order of allocation, 5650(a), in effect, recognizes a payment might not cover the full amount.

Addressing the second issue, the plain language of 5650(a) requires an association to accept an owner’s partial payments. Section 5650(a) uses the word “shall” in stating how a debt is to be applied in the order described.

The Court use of the word “shall” connotes a mandatory act. As the Court noted: “Quite simply, an association does not have the discretion to refuse to follow the statute’s mandate.

The obligation to accept partial payments continues even when the association records a lien.

Conclusion After considering the language of 5655(a) and its context within Davis-Stirling, the Court concluded that an association must accept a partial payment and must apply that payment first to assessments owed.

This requirement continues after a lien is recorded.

What does this mean for HOA’s?

1. Partial payments, in California, must be accepted.

2. When partial payments are received, make sure payments are credited in the order established by 5655.

3. Review your Assessment Collection Policy, CC&R’s and accounting practices to ensure they all conform to the new case law.

Tom Fier is a frequent contributor to the ECHO JOURNAL and filed an Amicus Curiae brief in this case.

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COLOR 101:

Color Basics

By Sara McLean As color and design professionals, we all remember our days learning about color theory – what is color? What is a hue, value, tint, etc?

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A

review of color basics is sure to inspire and remind us where our design careers began.

and red make purple, red and yellow make orange, and yellow and blue make green. The exact color of the secondary color you get depends on which red, blue or yellow you use and the proportions in which you mix them.

Tertiary Colors - If you mix 3 pri-

Color Basics Most color wheels are based on three primary colors, three secondary colors and six intermediates that are formed by mixing a primary with a secondary and are referred to as tertiary colors.

Primary Colors – red, blue and

yellow are the three primary colors that cannot be made by mixing any other colors. These three colors can be mixed to create all other colors and can be combined with white or black to create tints (lighter tones) and shades (darker tones) of these colors.

Secondary Colors – secondary colors are created by mixing two primary colors together. For example, mixing blue

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mary colors together, you get a tertiary color, which can also be made by mixing primary and secondary colors. Varying the proportions of these colors creates different tertiary colors.

Analogous – colors adjacent to each other on the color wheel. An analogous color scheme is one in which only three adjacent colors are used. The theory is that colors work well or harmonize together. Usually one of these colors is dominant or used more than the other two in the painting.

Monochromatic Colors – clean and elegant, a monochromatic scheme feels sophisticated and stately. The scheme revolves around colors from the same family with varying intensity and value. Lighter tints and darker shades, as well as muted forms, are used.

Complementary Colors – oppo-

sition creates interest, which is the idea with a complementary color scheme.

Using colors that are opposite each other on the color wheel creates visual excitement. When these warm and cool colors mix, they energize each other, bringing any décor to life.

Complementary colors offer stronger contrast than any other color scheme and draw a lot of attention. They can, however, be harder to balance than other schemes, especially when working with de-saturated or warm colors.

Warm and Cool Colors –

when painting the interior or exterior of your home, a good first step is to gain an understanding of a color’s visual temperature.

The Temperature of a Color – whether “warm” or “cool” – must be considered both individually and when used with other colors. Reds, oranges and yellows are considered warm colors, while blues, greens and violets are perceived as cool colors.

The visual temperature of a color can accentuate or change the look and feel of your project. For example, cool colors make a small area feel spacious and calm. On the flip side, large areas feel cozier and more intimate in warm colors.

Color Defined Hue – the color family Value – lightness versus darkness Chroma – color saturation Tint – color plus white Tone – color plus gray Shade – color plus black

Color Descriptions Knowing how color is commonly used in design projects is another helpful approach to selecting color. The design community constantly monitors the latest research on psychological and physiological responses to color to create effective and stimulating design. As you think about your project, consider the following uses of color.

Common Uses of Color PINK – a pale red, pink is associated with a delicate, feminine look and is used to soften and lighten the look of bathrooms and bedrooms. Pink may be looked upon as elegant, refined and poised.

ORANGE – often considered the most social color, orange is also the color of creativity and imagination. It works well in family rooms and dining rooms, as well as bathrooms where its peach tones help complement skin complexions.

YELLOW – the color of happiness and optimism, yellow suggests positive, cheerful feelings and can be used to December 2014 | ECHO Journal

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brighten practically any room. Yellow is great for “work rooms” such as kitchens and laundry rooms.

GREEN – associated with health and fertility, green is a cool, relaxing color that also connotes a feeling of renewal and growth. It works well in living rooms, dens and bedrooms and is considered a natural, neutral tone.

BLUE – tranquil and meditative, blue is perhaps the most peaceful of all colors, exerting a soothing, calming influence.

Great for bedrooms and baths, it’s often used with an accent color, as too much blue can create a cold, dreary feeling.

PURPLE – traditionally the color

of royalty, purple tones evoke a feeling of luxury and nobility. The majestic color works well in bedrooms, living rooms and bathrooms where it can give a sense of lavish opulence.

BROWN – an earth tone, brown is

the most natural of all colors and helps “ground” any color scheme. Brown is good for living rooms, dens and hallways.

It works best with an accent color that

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will keep it from becoming monotonous.

WHITE – white is the most neutral

of all colors and gets along well with practically any other shade. Elegant and sophisticated, it can be used to open up spaces and as a backdrop for kitchens, baths and any room that requires a crisp, clean, well-designed look.

BLACK – a dramatic color, black is often used as an accent to embolden other tones. It works well with white to create a classic, timeless motif. You can also used black with jewel tones for a sparkling, magical appearance.

How Light Affects Color Nothing changes our perception of color more than light. Paint, textures, fixtures and furnishings are all affected by light.

That’s why it’s imperative that you assess colors under predominant lighting conditions for your projects. There are 3 primary lighting sources: direct sunlight, indirect sunlight, and artificial lighting.

Direct Sunlight – considered the most ideal light source because it provides the truest interpretation of color

and provides the best balance between warm (yellow shades) and cool (blue shades) extremes.

Indirect Sunlight – inconsistent,

varying throughout the day and greatly impacting the color in a room. The intense gold rays of sunrise and long dark shadows of twilight “warm” and “cool” room colors in dramatic fashion. Indirect sunlight is the most volatile and unpredictable lighting to assess.

Artificial Lighting – can be separated into either warm or cool light. Incandescent and halogen lights enhance reds and yellows, warming up a room. Fluorescent and energy-saving bulbs enhance blues and greens, cooling or flattening a room’s color. Artificial light will change colors simply by the type of bulb that is used.

Color and Design

the home’s brick, siding, stone or roofing.

Choose a color scheme that blends with the neighborhood. If required, check with the homeowner’s association for any color restrictions.

Because color may appear different depending on the time of day, paint a section of the house where the body, trim and accent colors can be viewed together. Then check the colors throughout the day to see how they look.

To highlight architectural details, such as shutters and columns, choose a color that contrasts with the wall color of the house.

For example, if the wall is a light color, choose a darker color.

To minimize attention to unattractive elements such as downspouts, air-conditioning units, vents and gutters, paint them the same color as the wall of the house or choose a trim color that is a similar shade

Interior Projects – light colors make

Exterior Projects – for certain styles of homes, research the appropriate traditional color schemes for time-tested ideas that work. Pick a color that complements

a room seem larger, while dark colors are best for accenting recessed areas and highlighting details.

Use items in a room to provide color hints.

Pick a piece of furniture, art or even a pillow

for inspiration. Select your color preference and see what other colors work well with it.

Connecting rooms should share color elements. For example, using the same color on molding in adjoining rooms unifies an open space.

Use light and dark colors to create interest.

Attractive architectural features, such as molding and columns, can be emphasized by painting them darker or lighter colors.

Consider the home’s flooring. The color of the carpet, tile or hardwood flooring plays an important role in the feel of a room and affects how a color appears.

Pay attention to the trim in a room. Painting the trim and walls the same color will remove attention to the trim and make it less noticeable. Using a contrasting color for the trim will give it a focal point, making the room more interesting, and add some dimension to the room.

Sara McLean is Editor of specs+spaces, Dunn-Edwards Corporation. Ann Thomas is a Representative for the Property Services Division for Dunn-Edwards Paints. She can be reached at ann.thomas@dunnedwards. com for any questions about this article.

Component Reserve Analysis and Construction Project Management

Pollard Dear Board Members, Quick Question: • Are you getting everything you’re paying for?

• How would you know?

Let us review your coverage and CC&R’s to make sure you are insured correctly. We love to meet with boards to discuss your current coverage and your needs and wants. Let us construct a protection program built specifically for your HOA.

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Professional Service – Competitively Priced

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License #0440348

December 2014 | ECHO Journal

29

Is Your Irrigation “Smart”?

By Paul Schultz

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December 2014 | ECHO Journal

31

I

Is your Irrigation Smart?

We mean, can your irrigation controller decide how much water your plants need each day, reduce property damage, and save money on your water bills?

Or can it let you know when something’s wrong with the system, like a broken head or leaking valve? Can you shut it off or change the programming from the comfort of your office?

And, can your controller show you how much water you used for the month?

Well if not, then welcome to the 21st century and Smart Controllers!

Smart controllers are the next step in the evolution of irrigation controllers.

What makes them smart? Well, to be technical for just a moment, they respond to the daily changes in plant

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watering needs by calculating changes in the climate (Evapotranspiration) or changes in soil moisture. A smart controller then adjusts the watering amount to put back just what was lost, which makes plants healthier and happier. Older controllers would need someone to do the daily calculations these controllers do automatically, probe the soils daily, and then adjust the controller to get the same results.

There are several smart controllers already out on the market. Many of them come with nifty water saving features. If equipped with a flow sensor, the controller can “learn” what normal flow is and then alert you when watering exceeds it.

When also used with a master valve, the controller can shut the whole system down, if needed.

Now, to kick it up a notch! When a smart controller is able to access the internet, it can then send alerts! And, with two-way access over the internet, many of these controllers can be accessed by computers and even smart phone apps. These features allow you to be more of a water manager, responding to alerts in the summer, and on top of those crazy weather patterns where it’s heavy rain one day and 80 degrees outside the next.

Now you may ask yourself, “What should I do? I just recently installed a

new irrigation controller. Do I really need to dump it for one of these smart controllers?” Well, the good news is…

No, you don’t! Several manufacturers have found a way to add on to the older controllers to make them smart, reducing upgrade costs.

Many of the newer smart controllers also can help you track water use to a budget, to help get the lower water rates from water districts. Some will even provide historical water use reports.

Speaking of savings, what makes these controllers really outperform older controllers is the water savings of typically 15% to 20%, if the site was reasonably watered before. Since most sites are actually over-watered by up to 20%, most water districts offer rebates which can help make changing to a Smart controller good sense for both your landscape and your pocket-book!

Paul Schultz is the Irrigation Resource Manager for Cagwin & Dorward. He is a Certified Irrigation Contractor, Certified Landscape Irrigation Auditor, Certified Landscape Technician for Irrigation installation, as well as a Bay-Friendly Qualified Landscape Professional and CLCA Certified Water Manager.

New For 2015, FREE Attendance for ECHO HOA Members!

Santa Cruz Educational Seminar Saturday, March 7th, 2015 8:30 AM to 12:30 PM /

Yes, reserve ______spaces for the Santa Cruz Seminar.

Amount enclosed: $______(attach additional names) Name: Email Address: HOA or Firm:

SAVE THE DATE!

Visit echo-ca.org/events for the latest information and online registration.

ADDRESS

Address: City: State:

Zip:

Phone:

Hotel Paradox 611 Ocean Street Santa Cruz, CA 95060

Visa/Mastercard No. Exp. Date:

Price

Signature:

FREE for Pre-registered ECHO HOA Members $50 – Nonmembers

Return with payment to: ECHO, 1960 The Alameda, Ste 195, San Jose, CA 95126 Orders will not be processed without payment in full. Fees for cancelled registrations will not be refunded. Phone: 408-297-3246; Fax: 408-297-3517

December 2014 | ECHO Journal

33

BOOKSTORE The ECHO Bookstore is your source for publications providing essential information for HOA Board Member service obligations. Order online at echo-ca.org or fill out form on the facing page.

W NETION I ED

Robert’s Rules of Order Member Price: Non-Member Price:

$7.50 $12.50

A step-by-step guide to the rules for meetings of your association, the current and official manual adopted by most organizations to govern their meetings. This guide will provide many meeting procedures not covered by the association bylaws or other governing documents.

Condos, Townhomes and Homeowner Associations Member Price: Non-Member Price:

$29.00 $45.00

To make these a sustainable investment, new buyers, owners and board members need to understand “best practices basics” of how this form of housing works and have more realistic expectations of this form of “carefree, maintenance free” living.

Community Association Statute Book—2014 Edition Member Price: Non-Member Price:

$15.00 $25.00

Contains the current version of the Davis-Stirling Common Interest Development Act, the Civil Code sections that apply to common interest developments and selected provisions from other codes important to associations.

Home and Condo Defects Member Price: Non-Member Price:

$12.95 $17.95

Construction defect litigation can be confusing, expensive and fraught with legal pitfalls. This eye-opening guide, written by accomplished construction-defect attorneys, is an essential tool for board members who need to understand the legal process.

34 echo-ca.org

2014 Condominium Greenbook Member Price: Non-Member Price:

$17.00 $25.00

This companion to the Condominium Bluebook is an in-depth guide to all aspects of association finances, including accounting methods, financial statements, reserves, audits, taxes, investments and much more.

Not for the accounting novice, this is a tool for the treasurer or professional looking for specific information about association finances.

Questions & Answers About Community Associations Member Price: Non-Member Price:

$18.00 $25.00

For 12 years, Jan Hickenbottom answered homeowners’ questions in her Los Angeles Times column on community associations. Now collected in one volume, readers can find answers to almost any question about CIDs.

Board Member Handbook Member Price: Non-Member Price:

$15.00 $25.00

This publication is the essential guidebook for HOA Board members, dealing with governance, finances, insurance and maintenance issues.

Revised and updated in June 2012.

Reserve Fund Essentials Member Price: Non-Member Price:

$18.00 $25.00

This book is an easy to read, must-have guide for anyone who wants a clear, thorough explanation of reserve studies and their indispensable role in effective HOA planning. The author gives tips to help board members mold their reserve study into a useful financial tool.

The Condo Owner’s Answer Book Member Price: Non-Member Price:

$15.00 $20.00

An excellent guide to understanding the rights and responsibilities of condo ownership and operation of homeowner associations. The question-and-answer format responds to more than 125 commonly-asked questions in an easy to understand style. A great resource for newcomers and veteran owners.

ciation o s s A unity Book Comm Statute dition 2014 E

Dispute Resolution in Homeowner Associations Member Price: Non-Member Price:

$15.00 $25.00

This publication has been completely revised to reflect new requirements resulting from passage of SB 137.

Publications to answer your questions about common interest developments Order Online at www.echo-ca.org

Bookstore Order Form Board Member’s Guide for Contractor Interviews Member Price: Non-Member Price:

EDUCATIONAL COMMUNITY FOR HOMEOWNERS 1960 THE ALAMEDA, STE 195, SAN JOSE, CA 95126 PHONE: 408-297-3246, FAX: 408-297-3517

TITLE

QUANTITY AMOUNT

$15.00 $25.00

This report is a guide for directors and managers to use for interviews with prospective service contractors.

Questions to find out capabilities and willingness of contractors to provide the services being sought are included for most of the contractor skills that associations use.

SUBTOTAL CALIFORNIA SALES TAX (Add 8.625%) TOTAL AMOUNT

Yes! Place my order for the items above.

Check

Board Member’s Guide for Management Interviews Member Price: Non-Member Price:

$15.00 $25.00

This guide for use by boards for conducting complete and effective interviews with prosp ective managers takes the guesswork out of the interview process. Over 80 questions covering every management duty and includes answer sheets matched to the questions.

Visa

MasterCard

Credit Card Number Exp. Date

Signature

Name (please print) Association (or company) Email Address City

State

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December 2014 | ECHO Journal

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directory updates

All current listings may be found in our Professionals Directory available online at www.echo-ca.org.

New Members AWT Construction, Inc. 77 Solano Square, Suite 300 Benicia, CA 94510 Contact: James Kint Tel: (707) 746.7500

Prima Verde Landscaping 405 El Camino Real #445 Menlo Park, CA 94025 Contact: Linda Mirelez-Huca Tel: (650) 219.0792

Become an ECHO Professional Member and receive the benefits of membership.

To learn more, visit our membership page at www.echo-ca.org

36 echo-ca.org

advertiser index

about ECHO

ACE Property Management.................29 www.acepm.net

Eugene Burger Management..............17 www.ebmc.com

WHAT IS ECHO?

American Management Services........11 www.amspcam.com

Flores Painting & Drywall....................15

Serving Homeowners to Build Strong Community Associations

Angius & Terry......................................17 www.angius-terry.com Applied Reserve Analysis....................11 www.appliedreserveanalysis.com

Focus Business Bank...........................16 www.focusbusinessbank.com GET Insurance......................................29 www.hoacoverage.com

Association Reserves...........................22 www.reservestudy.com

M & C Association Management Services...........................2 www.mccommunities.com

Bay Area Property Services.................20 www.bayservice.net

Mutual of Omaha Bank.......................12 www.mutualofomahabank.com

Benjamin Moore Paint & Company...23 www.benjaminmoore.com

Neighborhood Association Management.........................................12 www.neighborhoodam.com

Berding|Weil .........................Back Cover www.berding-weil.com Collins Management............................22 www.collins-mgmt.com Community Management Services....28 www.communitymanagement.com Compass Management Group............21 www.gocompass.com Cornerstone Community Management.........................................15 www.cornerstonemgt.biz Ekim Painting.......................................27 www.ekimpainting.com

Professional Gutter Service.................21 www.guttercleaning.com PML Management................................27 www.pmlmanagement.com Pollard Unlimited.................................29 www.pollardunlimited@comcast.net R.E. Broocker Co...................................23 www.rebroockerco.com Rebello’s Towing..................................13 www.rebellos.net Union Bank...........................................26 www.HOAbankers.com

The Educational Community for Homeowners (ECHO) is a nonprofit membership corporation dedicated to assisting California homeowner associations. ECHO provides help to homeowner associations on many fronts: finances, legal issues, insurance, maintenance and management. Members receive help through conferences, trade shows, seminars, online education, a monthly full-color magazine and discounted publications.

Who Should Join ECHO? If your association manages condominiums or a planned development, it can become a member of ECHO and receive all of the benefits designated for homeowner associations.

Benefits of Association Membership • Subscription to monthly magazine • Access to members-only online education • Updates to the Association Statute Book • Frequent educational seminars • Special prices for CID publications • Legislative advocacy in Sacramento

ECHO Membership Dues Association Membership HOA 2 to 25 units...........................$130 HOA 26 to 50 units.........................$180 HOA 51 to 100 units.......................$275 HOA 101 to 150 units.....................$375 HOA 151 to 200 units.....................$450 HOA 201 or more units..................$575 Professional Membership.................$500 Association Management Membership.......................................$500 Individual Membership.......................$75

How Do You Join ECHO?

Office 1960 The Alameda, Suite 195 San Jose, CA 95126-2308

Over 1,700 members benefit each year from their membership in ECHO. Find out what they’ve known for years by joining ECHO today. To apply for the membership, sign up online at www. echo-ca.org.

For more information about membership and ECHO, call us at 408-297-3246 or visit the ECHO website.

August2014 2013 ||| ECHO ECHOJournal Journal February 2014 ECHO Journal December

37

ECHO event calendar

RESOURCE PANEL CALENDAR ECHO Resource Panels meet during lunch on weekdays to enable managers, professionals and board members to hear about important topics presented by experts in the industry, and share experiences and issues. The meetings are open to all ECHO members, and those interested in learning about ECHO, offered in a casual atmosphere where the cost of attendance is the price of your lunch. The sessions last about an hour and a half. Check-in with the ECHO Panel Secretary for details and to register.

Please join us: DATE

PANEL LOGISTICS

PANEL SECRETARY

TOPIC

Jan. 8, 11:45 a.m.

North Bay Resource Panel Contempo Marin Clubhouse 400 Yosemite Dr., San Rafael

Denise Wolford 415-458-3537

TBD

Jan. 13, 11:45 a.m.

Central Coast Resource Panel Michael’s on Main 2591 S Main St., Soquel

Ann Thomas 800-537-4098 ext.7530

TBD

Jan. 21, 11:45 a.m.

Wine Country Resource Panel Serv-Pro 377 Blodgett St., Cotati

Pam Marsh 415-686-9342

Design Build Bid

Feb. 11, 11:45 a.m.

South Bay Resource Panel Buca Di Beppo 1875 S. Bascom Ave, Campbell

Rosalia Tapia, Esq. 408-369-0800, ext. 205

TBD

Feb. 13, 11:45 a.m.

East Bay Resource Panel Massimo Restaurant 1603 Locust St., Walnut Creek

Cindy Wall, PCAM 925-830-4580

TBD

Feb. 18, 11:45 a.m.

Wine Country Resource Panel Serv-Pro 377 Blodgett St., Cotati

Pam Marsh 415-686-9342

Drought

REGULARLY SCHEDULED RESOURCE PANEL MEETINGS Panel

MEETING

location

Maintenance

First Wednesday, Even Months

ECHO Office, San Jose

North Bay

First Thursday, Odd Months

Contempo Marin Clubhouse, San Rafael

East Bay

Second Friday, Even Months

Massimo Restaurant, Walnut Creek

Accountants

Second Monday, Odd months

Scott’s Seafood Restaurant, Oakland

Central Coast

Second Tuesday, Odd months

Michael’s On Main, Soquel

South Bay

Second Wednesday, Even Months

Buca Di Beppo, Campbell

Wine Country

Third Wednesday, Monthly

Serv-Pro, Cotati

Legal

Quarterly

Varies

38 echo-ca.org

ECHO honor roll

ECHO HONORS VOLUNTEERS Resource Panels

Seminar Speakers

Recent Contributing Authors

Accountant Panel Adam Haney, CPA 888-786-6000 x317

Marin David Feingold, Esq. Wanden Treanor, Esq. Glenn Youngling, Esq.

May 2014 Scott Sommerfeld Pat Wendleton, Esq. Sharon Glenn Pratt, Esq. Glenn H. Youngling, Esq. Ken Bade, PCAM

Central Coast Panel John Allanson 831-685-0101 East Bay Panel Beth Grimm, Esq. 925-746-7177 Cindy Wall, PCAM, CCAM 925-830-4580 Legal Panel Mark Wleklinski, Esq. 925-280-1191 Maintenance Panel Judy O’Shaughnessy 408-839-6926 North Bay Panel Diane Kay, CCAM 415-846-7579 Stephany Charles, CCAM 415-458-3537 South Bay Panel Susan Hoffman, PCAM 510-683-8614 Wine Country Panel Pam Marsh 415-686-9342 Legislative Committee Paul Atkins Jeffrey Barnett, Esq. Sandra Bonato, Esq. Jerry Bowles Oliver Burford Joelyn Carr-Fingerle, CPA Chet Fitzell, CCAM John Garvic, Esq., Chair Geri Kennedy, CCAM Wanden Treanor, Esq.

Santa Cruz John Allanson Jeffrey Barnett, Esq. Diane Rossi, PCAM Ron Duncan Toby Goddard Piret Harmon South Bay Sharon Pratt, Esq. Rosalia Tapia, Esq. Matthew Harrington, Esq. Terin Reeder Robert P. Hall, Jr., Esq. Stephanie Hayes, Esq. Wine Country Carra Clampitt Bill Gillis, Esq. Steve Lieurance, CCAM Jim MacMillan Michael Cantarutti Paul Schultz, CLCA. San Jose John Allanson Ian Brown, CCAM David Levy, CPA Alex Noland, Esq. Jerry Bowles Bruce Stanton, Esq. Ricky Chu Dave Rosenblatt, CCAM Judy O’Shaughnessy David Kuivanen, AIA Diane Rossi, PCAM Brian Seifert Aaron Majors Dave Langridge Kelly Moss, CCAM Paul Schultz Sandra Gottlieb, Esq. Steven Weil, Esq. Stephanie Hayes, Esq. Bob Burton, CCAM Tyler Berding, JD, PhD Chris Sigler Regan Brown

June 2014 Steven S. Weil, Esq. David Kuivanen, AIA Beth Grimm, Esq. Robert Hall, Esq. Barrett R.P. Schaefer, Esq. July 2014 Ken Kosloff, CSI, CCI Tim Polk Marilyn Lincoln Jeffrey S. Farnsworth, CCAM Paul W. Windust, Esq. August 2014 Bob Gourley Tyler P. Berding, JD, PhD Brian Seifert Steven Saarman Kenneth T. Carlisle September 2014 Matt J. Malone, Esq. Ann Rankin, Esq. Susan Oliver Samuel Anderson Bob Gourley Judy O’Shaughnessy Michael Petite October 2014 Tyler Berding, JD, PhD. David C. Swedelson, Esq. Christine Kehoe Thomas Connelly Elizabeth Lanham November 2014 Sean Andersen, RS Jeffrey A. Barnett, Esq. Tom Fier Colletta Ellsworth-Wicker, PCAM Richard Tippett

December 2014 | ECHO Journal

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