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COMMUNITY ASSOCIATION

SUNCOAST REVIEW THE OFFICIAL JOURNAL OF COMMUNITY ASSOCIATION INSTITUTE - SUNCOAST CHAPTER

WHAT’S

INSIDE HOMEOWNER LEADER PERSPECTIVE WHY CAI IS YOUR HURRICANE PLAN READY FOR THE EV ERA? REBUILDING MORE THAN STRUCTURES 2026 FLORIDA LEGISLATIVE SESSION REPORT

2ND QUARTER 2026 VOL. 20 NO.77

President's

letter

Dear Suncoast Chapter members, As we look back on the second quarter of 2026, our chapter continues to embody CAI President Matt D. Ober’s call to build community together around CAI’s table, united by the shared purpose of making our communities better places to live. This message resonates strongly as we enter what may be an active hurricane season. Preparing our associations for severe weather is one of the most meaningful ways we strengthen community, and we are fortunate to have the business partner professionals, resources, and partnerships needed to help every board and manager plan for the unexpected.

Our Networking Breakfasts continue to be one of the most accessible and valuable touchpoints for members, and the Board voted to maintain the reduced $25 fee for general business partners. These gatherings remain a place where education, connection, and collaboration meet—an essential part of building community and ensuring that managers and board members have the knowledge they need. In preparation for our Annual Trade Show, the Board approved an updated attendance policy for business partners that complements CAI’s general suitcasing policy. This update will help ensure a fair, professional, and productive environment for all exhibitors and attendees when we gather again in January 2027.

This quarter brought significant progress in education, engagement, and chapter development. The Board formally established the Education Committee, chaired by Sandra Fuentes and Jeremiah Kiefer with support from Jocelyn St. Hilaire.

We are also excited to continue a new tradition with the 2nd Annual Reverse Trade Show on July 30 at Ruth Eckerd Hall. With 25 management companies and 25 associations expected to participate, this event—“The Decision Makers Are in the Room… Again!”— offers business partners a unique opportunity to demonstrate how they can support communities. Events like this highlight the strength of our chapter’s network and the essential role our partners play in communitybuilding, recovery, long‑term resilience, and even hurricane preparedness and response.

Their charge is ambitious and forward‑looking: to design the 2027 and 2028 curriculum so that managers can earn every required credit simply by attending our monthly Networking Breakfasts. They will also integrate Board Certification and CEU requirements for condominium and HOA board members into our existing structure. This work directly supports our long‑term goal of elevating manager education and strengthening the governance of communities across the Suncoast.

Behind the scenes, our chapter has been working to improve communication and accessibility. Website enhancements are underway at suncoastcai.com, and we have expanded our presence on Facebook and LinkedIn to keep members informed and engaged. The Board is also exploring options for northern‑territory events, with plans expected to roll out this summer, ensuring that our chapter’s reach and resources extend across all the communities we serve.

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The Membership Committee has made notable improvements over the past few months, and we are pleased to welcome Marybeth Dunn as our Membership Coordinator. Her role will help strengthen relationships, support new members, and ensure that everyone feels connected to the chapter’s mission and activities. As summer begins and many of you take time for family and rest, we encourage you to reflect on your commitment to CAI and the Suncoast Chapter. Even during quieter months, your Board and chapter staff remain available to assist with membership questions, help you get connected to upcoming programs, or guide you toward resources that support your community. Thank you for your continued involvement, your dedication to professional growth, and your commitment to building stronger, safer, and more resilient communities. Together, we continue to gather around CAI’s table, united in purpose and prepared for whatever the season may bring. Jarrod Cruz, CMCA, AMS, PCAM President, Suncoast CAI

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2026 Executive Board of

Directors

President

Jarrod Cruz 727.514.7970

President Elect/At-Large

Jocelyn St. Hilaire 813.949.6058

Immediate Past President

Jaime Ballard 813.433.2000

Treasurer/At-Large

Craig DiCecco 813-966-3995

Secretary/Business Partner

Adam Gurley 727.475.5535

Business Partner

Steve Nikoloff 727.738.1100

Homeowner Leader

Jackie Stubba 612.802.6383

At-Large

Bill Tayler 727.439.5878

At-Large

Sandra Fuentes 813.209.9300

At-Large

Kevin McNulty 813.639.3000

Suncoast CAI Chapter Executive Director

Maria Medina, EdD 727.345.0165

Editorial

committee Sidney Bezerra

Jessica Safford

James Kellard

Jocelyn St. Hilaire

Kim Morris

Jackie Swisher

April Neary

Kelly Vickers, Chairperson

Jarrod Cruz

Maria Medina EdD (Suncoast CAI Executive Director)

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HOMEOWNER LEADER PERSPECTIVE WHY CAI by Gwen White with Village Lake Association

I began as just a homeowner. Like many of you, I found myself on the board somewhat unexpectedly when I was appointed to replace a resigning secretary. I was grateful for the board’s confidence in me. A few months later, after the election, I suddenly went from new board member to president of a 346-unit condominium association. In my first week, I faced a major plumbing repair that required excavation in the middle of a resident’s living room. I did not know where to start. Although the property manager helped me through it, the situation was challenging. I studied the statutes, reviewed the governing documents, and did my best to address the concerns of an angry homeowner. Even so, I knew I needed more support. I needed an impartial resource, practical guidance, and the wisdom of people who had faced similar challenges. Most of all, I needed the knowledge and confidence to lead well. I needed Community Associations Institute (CAI). I am now a member of CAI which reports that more than 771 million people in the US live in shared communities. CAI advocates for our communities through legislative impact and sharing insight with our management partners and homeowners. CAI provides education for homeowners, community volunteers, and managers alike Online courses, conferences, and local events provide unique opportunities for board members who strive to be strong leaders. Education from our business partners, vendors, management, and others is valuable to being a well-rounded community volunteer. The opportunity for networking with individuals who are committed to excellence in their community is exceptional. Just now a question arose about Fannie Mae and Freddie Mac lending. I immediately went to www.caionline.org and ordered the online presentation regarding the Fannie Mae and Freddie Mac lending questionnaire. While on the site I checked into the community page where members can post questions and provide their input to the questions of others. I posted a reply that I hope will be valuable to that member. In Florida alone, more than 10,000 CAI Q2 2026 | SUNCOAST REVIEW

members are available to share their experience, guidance, and support in meeting a wide range of challenges. I believe every board member needs a well-equipped toolbox. That toolbox should include your state statutes, governing documents, engaging with legal counsel specializing in community law and active involvement in Community Associations Institute. CAI helps members build the knowledge and confidence they need to become effective community leaders. CAI is the community for communities. Visit www.caionline.org and join today. 4

IS YOUR HURRICANE PLAN READY FOR THE EV ERA? A message from Jeremiah Kiefer | Founder-CEO of Deft Group Hurricane season is here, and for community associations across the Suncoast, that means dusting off emergency plans, walking the property, and reminding residents of their pre-storm responsibilities. But if your hurricane checklist hasn't been updated to account for the electric vehicles and lithium-ion battery-powered devices now living in your garages and common areas, it is incomplete, and the consequences of that gap can be devastating. We have witnessed it firsthand. During Hurricanes Ian, Helene, and Milton, multiple properties suffered catastrophic fire losses traced directly to the interaction between storm surge and lithium-ion batteries inside EVs (including bikes, scooters, and golf carts) parked in ground-level garages and within flood exposed interior common areas and units. These weren't random accidents. They were predictable, and in many cases, preventable. As EV adoption continues to accelerate across Florida, this risk is only growing, and it is arriving in communities that were never designed with it in mind. What boards need to understand about saltwater and lithium-ion batteries Saltwater exposure is a known trigger for battery failure and delayed thermal runaway, meaning a flood-exposed EV doesn't have to catch fire immediately. Batteries can destabilize hours or even days after a storm surge event, long after residents have returned, and the garage has seemingly dried out. That delayed ignition risk is particularly dangerous in multi-story residential buildings where a ground-floor garage fire can compromise evacuation routes, elevator systems, and the structural integrity of the building itself. 5

Standard fire suppression systems are often not adequate for lithium-ion battery fires. These fires require significant water supply and extended suppression timelines that exceed what most association properties are equipped to provide Update your hurricane plan now — before June 1 Deft's EV Basics & Best Practices guide recommends that associations fold the following into their hurricane preparedness protocols immediately: First, communicate with residents in advance of any named storm that EVs and ebikes should be relocated away from floodprone areas, ideally to upper-level parking decks or off-site, well before a storm arrives. Attempting last-minute relocations as a storm approaches introduces unacceptable human risk. Second, de-energize all EV charging systems prior to a flood event. Charging equipment must be located or modified to sit above projected water rise levels as a longer-term capital consideration. Third, establish a post-storm protocol that treats any flood-exposed EV as a potential hazard. These vehicles should not be started until professionally inspected. Flat towing is the recommended method for moving them away from structures. Fourth, get the right documentation in place. Your governing documents should include a Natural Disaster EV Protocol that addresses flood exposure, post-storm battery instability, and resident communication responsibilities. Q2 2026 | SUNCOAST REVIEW

Insurance carriers are increasingly evaluating whether associations have documented risk governance in place, and communities that cannot demonstrate it face real consequences at renewal. The bottom line for your association EV risk management is not a one-time effort. It requires updated policies, resident education, and a hurricane plan that reflects the reality of the properties you govern today not the properties they were when your emergency procedures were first written. The good news is that proactive communities are measurably better positioned: better protected from loss, better positioned with their insurers, and better equipped to recover quickly when storms do hit. If your hurricane plan still doesn't mention lithium-ion batteries, now is the time to change that."

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Disasters don’t just damage structures—they disrupt routines, stability, financial security, and a person’s sense of safety. And long after the immediate danger has passed and repair plans are underway, many communities begin experiencing something less visible, but equally important: the emotional and psychological impact of recovery. When a disaster impacts a community whether it’s a hurricane, fire, major water loss, or another unexpected event that disrupts daily life—for those managing or overseeing it, like a community association manager, the immediate focus becomes the physical damage. Roofs, walls, budgets, debris, insurance claims, and timelines quickly take center stage because, quite honestly, that is the job. But for the people living through it—the board members who live there, the homeowners, the renters—the experience is much more personal. It’s the mess sitting in front of them. What they lost. The uncertainty of what comes next. The expense. And the overwhelming feeling of trying to process it all while also being expected to make decisions. For many individuals, the initial response is not action—it’s shock. That feeling of “I can’t think clearly” or “I don’t even know where to start” is far more common than people realize. And it can happen even when you think you are fully prepared. 7

Because in community associations, rebuilding is not just a construction process—it’s a human one. The Emotional Side of Recovery Empathy, patience, and understanding become everything for those managing and leading communities during recovery. Because after a disruptive event, many individuals experience a heightened stress response—even if they don’t immediately recognize it themselves. And often, the very people trying to help guide the community through recovery are dealing with their own personal disasters too. They may live in the same community, right down the street, or nearby neighborhoods experiencing the very same challenges. That’s why empathy, patience, and understanding are needed from all sides. Some of the more common stress responses to look for include: Increased anxiety or persistent worry Sleep disruption or fatigue Irritability or reduced patience Difficulty concentrating or making decisions A lingering sense of unease within one’s home And sometimes the signs are less obvious. People become emotionally exhausted.

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They stop reacting to the disaster itself and start reacting to the stress of carrying it for so long. Research from the American Psychological Association recognizes that prolonged stress following a disaster can affect sleep, concentration, emotional regulation, and overall wellbeing. They also offer excellent resources for individuals and communities navigating the emotional side of recovery.

Why Does It Feel Different in Community Associations? Recovery inside a community association feels different because people are not navigating the disruption alone—they are living through it together. And while every community experiences recovery differently, there are certain challenges that can intensify the emotional strain: Limited or no control over timelines Delayed communication or shifting expectations Constant exposure to construction and disruption Shared financial impacts across the community Close proximity that can amplify tension and frustration But beyond the repairs and logistics, there are also the everyday realities people are trying to live through. What if the entire community loses power for days?

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What if the water is unsafe to drink? What if elevators stop working?

And suddenly, people find themselves facing financial realities they never imagined they would be carrying.

What if residents are displaced from their homes?

Unfortunately, this happens more often than people realize.

What if people are trying to work remotely, care for children, deal with a personal illness, or support elderly family

At first, most people are focused on simply getting through the immediate situation. But over time, the stress changes.

members while living through the disruption?

The emotional exhaustion grows, and many people begin realizing just how unprepared they were for the long-term impact recovery can have on their lives.

These moments affect more than comfort— they affect a person’s sense of sanity, stability, and security. And in community associations, people often cannot simply step away from the situation. They are surrounded by it every day, which can make emotional fatigue build much faster over time. Communities often either begin pulling together—or slowly start pulling apart. When Recovery Lasts Longer Than Expected One of the most difficult aspects of disaster recovery is that the emotional impact rarely ends when the immediate danger passes. In many communities, the real strain begins months—or even years—later.

This is what prolonged recovery often looks like: Insurance delays Rising costs Special assessments Temporary living arrangements Ongoing construction Financial loss and uncertainty And all of it can create a constant undercurrent of stress that slowly wears people down over time. Honestly, even writing about it makes my stress level go up a little—because for many people, this isn’t hypothetical. It’s everyday life.

You may still be displaced from your home.

And eventually, people stop reacting to the disaster itself and start reacting to the exhaustion of carrying it for so long.

Insurance claims may be delayed—or denied altogether.

That kind of emotional fatigue is not good for individuals, families, or communities.

Construction costs continue rising. Materials increase in price almost daily.

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And for many people, this is the part that quietly becomes overwhelming. Because even when repairs are moving forward, the uncertainty often remains. What Can You Do? Preparation matters more than most people realize. Check the policies. Ask questions early. Make sure the boxes are checked. Have a plan before you need one.

Organizations such as the Substance Abuse and Mental Health Services Administration (SAMHSA) recognize that prolonged uncertainty and financial strain following disasters can contribute to emotional exhaustion and increased stress responses over time. And sometimes, simply recognizing that what you’re feeling is valid is an important first step toward managing it. The Weight of Financial Uncertainty Financial stress after a disaster often extends far beyond the repair itself. Questions begin to surface: How long will this take? What if costs continue to rise? Will insurance cover enough? Can people afford special assessments? What happens if delays continue?

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Because if important details are overlooked or left to chance, communities can quickly find themselves navigating much rougher waters than expected. And unfortunately, financial stress almost always becomes emotional stress too. Here Are Some Psychological and Emotional Checklists for You Sometimes people don’t realize how much stress a community is carrying until it begins showing up in everyday interactions. These are not meant to diagnose anything— but they can help you recognize when emotional fatigue, frustration, and prolonged stress may be affecting the people around you...or even yourself. Signs Your Community May Be Experiencing Post-Disaster Stress Tense or emotionally charged board meetings Increased complaints or repeated concerns Conflict between neighbors

Lack of trust in the process Frustration over timelines and financial decisions Focus on problems rather than visible progress And honestly, sometimes the biggest sign is simply this: people are tired. Tired of waiting. Tired of uncertainty. Tired of carrying the emotional and financial weight of recovery for so long. Supporting Recovery: Practical Ways to Reduce Stress There is no perfect formula for navigating recovery. But there are ways to reduce stress, improve communication, and help communities move through difficult situations together. For Associations & Boards Communicate consistently, even during delays Break large projects into manageable phases whenever possible Offer transparency around financial realities and timelines Recognize that emotional fatigue increases as recovery stretches on Remember that people often respond better when they feel informed and included For Owners and Residents Focus on controllable next steps rather than unknown outcomes Seek support when stress begins impacting daily life Create small routines and moments of normalcy during prolonged disruption

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Limit information overload while still staying informed Give yourself grace during periods of uncertainty And most importantly, remember that it is okay to not handle every moment perfectly. For Managers & Industry Professionals Recognize signs of burnout—both in yourself and others Understand that frustration is often rooted in fear or exhaustion Lead with empathy while still providing clarity and structure Take moments to reset emotionally when possible Because the people helping guide communities through recovery are human too.

Rebuilding with Perspective Recovery is not just about restoring structures or clearing debris—it’s about restoring a sense of normalcy. And honestly, we all need to feel that again after living through something difficult. The Federal Emergency Management Agency (FEMA) has increasingly emphasized that disaster recovery involves more than physical rebuilding—it also includes emotional recovery and long-term community support. When associations recognize the psychological and financial impact of prolonged disruption, they are better equipped to lead with clarity, reduce conflict, and support the people navigating the recovery journey alongside them. And sometimes, simply feeling heard, informed, and supported can make more of a difference than people realize. “Whether you’re navigating a loss as an individual or as part of a community—or simply planning ahead—recognizing the human side of recovery can make the process more manageable for everyone involved.” Additional Resources American Psychological Association Disaster Resources: https://www.apa.org/topics/disast ers-response FEMA Disaster Survivor Support Resources: https://www.fema.gov/assistance/ individual/disaster-survivors SAMHSA Disaster Distress Resources: https://www.samhsa.gov/findhelp/disaster-distress-helpline

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STORM PREPAREDNESS CONSIDERATIONS — IS YOUR INSURANCE POLICY PREPARED? By James Kellard | james@singlesourceins.com | 727-793-1952 (O) 813-500-0562 (C)

With Atlantic hurricane season running June through November and peak activity from August through October, now is the time for community associations to take a hard look at their insurance programs. A well-maintained property is only half the equation. The other half is knowing exactly what your policy covers, where your association's responsibility ends, and where a unit owners begins. Getting that wrong can mean costly gaps when a claim is filed. UNDERSTANDING THE THREE CORE POLICY TYPES

Association Master Policy (Commercial Property / RCBAP) The association's master policy covers the structure of the building and common areas. Per Florida Insurance Statute 718.111(11), this typically means the bare walls, floors, ceilings, roofing systems, exterior framing, foundation, shared HVAC systems, electrical distribution wiring, plumbing roughing, and common areas like hallways, stairwells, and landscaping, exterior painting, etc. Think of it as covering the building's "skeleton”; everything needed to hand a unit owner a blank canvas. HO-3 (Homeowners Policy — Single-Family) An HO-3 is designed for single-family homeowners who own both the structure and the land. It provides open-peril coverage on the dwelling and named-peril coverage on personal property. This policy type is not appropriate for condominium unit owners, but it is relevant for HOA communities where residents own standalone or attached homes. In those settings, each homeowner carries their own HO-3 to cover their structure, while the HOA's master policy typically covers only common areas and shared amenities. Q2 2026 | SUNCOAST REVIEW

HO-6 (Condo Unit Owner's Policy) The HO-6 is the policy every condominium unit owner should carry. Where the association's master policy stops, the HO-6 picks up. This includes interior finishes such as flooring (vinyl, tile, carpet), interior painting, wallpaper, built-in cabinets and countertops, appliances, plumbing fixtures, interior electrical fixtures and fans, window treatments, and any unitowner-installed hurricane shutters. Personal contents (furniture, electronics, and clothing) are also covered under the HO-6. Without it, unit owners face significant out-of-pocket exposure for items the master policy simply does not cover. FLOOD VS. WIND-DRIVEN RAIN: A CRITICAL DISTINCTION One of the most misunderstood areas of storm insurance is the difference between flood damage and wind-driven rain damage. These are treated very differently by insurance carriers, and the wrong assumption can leave an association, or a unit owner, with an uncovered claim. Flood Damage Flood damage occurs when water rises from the ground up - storm surge, overflowing bodies of water, or heavy rainfall overwhelming drainage systems. This type of damage is specifically excluded from standard commercial property and homeowner’s policies. To be covered, a separate flood insurance policy is required, typically through the National Flood Insurance Program (NFIP) or a private flood carrier. For Florida coastal and lowlying communities, flood coverage is not optional, it is essential. Wind-Driven Rain Wind-driven rain is water that enters a structure as a direct result of wind damage. For example, rain that enters through a roof torn open by hurricane-force winds, or through a window blown out during the storm. This is generally covered under a standard wind or property policy, provided the opening was created by a covered wind event.

The key distinction is point of entry: water that comes in through a compromised roof or wall is treated differently from water that rises from below. Carriers and adjusters scrutinize this line carefully after major storms, so proper documentation is critical. Practical tip: After a storm, photograph and video all damage immediately when safe to do so. Roofs, windows, doors, interiors, and common areas; before any cleanup begins. Note where water entered and from what direction. This documentation is your strongest asset when working through a claim and improper documentation after the damage occurs often complicates the claims process, or can even lead to reduced settlements or denied claims.

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HURRICANE DEDUCTIBLES: A NUMBER MOST BOARDS DON'T KNOW Florida property policies almost universally carry two separate deductibles: a standard AllOther-Perils (AOP) deductible for most claims, and a much higher hurricane deductible that applies specifically when a named storm causes the damage. While an AOP deductible is typically a flat dollar amount, hurricane deductibles are commonly calculated as a percentage of the total insured value - often 1% to 5%, though they can be higher as the market hardens. On a building insured for $10 million, that translates to a $100,000 to $500,000 out-of-pocket obligation before the policy pays a single dollar. Many association boards are surprised by this number at the time of a claim, which is exactly the wrong time to find out. Associations should know their hurricane deductible amount, ensure adequate reserves to cover it, and communicate this exposure to the board annually. Unit owners should also be aware that their HO-6 policy carries its own separate deductible, which applies independently of whatever the association's policy pays. Important: The hurricane deductible can apply per storm, per policy period. If two named storms affect your property in the same season, the deductible may apply twice. Review your policy language carefully. LOSS ASSESSMENT COVERAGE: THE GAP UNIT OWNERS OFTEN MISS When a storm causes damage to common areas or the building structure and the association's master policy doesn't fully cover the loss - whether due to a high hurricane deductible, a coverage limit shortfall, or an excluded cause of loss, the association has the ability to levy a special assessment against all unit owners to fund the gap. Most HO-6 policies include a provision called Loss Assessment Coverage, which is designed to reimburse a unit owner for their share of a special assessment. However, the default coverage limit built into a standard HO-6 is typically just $1,000; a number that can be rendered meaningless when an association levies a $10,000 or $20,000 per-unit assessment following a major storm. Increasing this limit is usually inexpensive, but it requires the unit owner to proactively request it. Recommendation for associations: Include a reminder in your annual communications to unit owners encouraging them to review their HO-6 loss assessment limit. A simple one-page notice, distributed before hurricane season, can prevent significant financial hardship for residents after a storm.

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WHAT ASSOCIATIONS SHOULD BE DOING NOW Before the next storm threatens, your association should have the following insurance priorities in order: Know your policy form. This determines exactly where the association's coverage ends and a unit owner's HO-6 must begin. Know your hurricane deductible. The exact dollar amount, not just the percentage. Ensure your reserves can absorb it and that the board is aligned on how a shortfall would be funded. Confirm flood coverage is in place and that insured values reflect current replacement costs. Florida construction costs have increased significantly in recent years; outdated values can leave a substantial gap at claim time. Communicate annually to unit owners what the master policy does and does not cover and encourage them to review their HO-6 loss assessment limit before each hurricane season. Every community association shares the same vulnerability when a storm makes landfall: coverage gaps that weren't identified before the event become financial crises after it. The steps above aren't just best practices; they're the difference between a manageable claim and an assessment letter going out to every resident in your community.

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2026 FLORIDA LEGISLATIVE SESSION REPORT COMMUNITY ASSOCIATIONS INSTITUTE Community Associations Institute (CAI) Florida Legislative Alliance (FLA) spent the 2026 legislative session advocating on behalf of the approximately 9,524,000 Floridians living in 3,884,400 homes in more than 49,800 community associations across the Sunshine State. LEGISLATIVE OVERVIEW Florida’s legislative session began on January 13 and adjourned on March 13, 2026. FLA tracked 68 bills of relevance across both chambers. Bill effective dates are typically written into the legislation, and are typically either January 1 or July 1 of the following year. Legislation that is not passed is not carried over from one year to the next. 2026 KEY BILLS OF INTEREST TO COMMUNITY ASSOCIATIONS IN FLORIDA Below is a brief overview of highlights from the 2026 Florida Legislative Session. CAI OPPOSED THE BELOW BILL CAI LACs oppose legislation that is at odds with CAI’s public policy positions. If a LAC believes it may need to consider or adopt any legislative or regulatory position that would be in conflict with these official positions, it must submit a request for a deviation to be considered by CAI’s Government & Public Affairs Committee and/or Board of Trustees. HB 657 COMMUNITY ASSOCIATIONS FLA opposed this bill when it was first introduced. It would have created a regulatory environment that opened the door to the type of chaotic mismanagement that legislators purported to prevent. CAI-FLA suggested changes that would have fixed many of the issues in the legislation, but they were not made by the bill sponsor. HB 657 would have created challenges for community associations, leading to unintended consequences for association governance, financial stability, and day-to-day operations. The bill made sweeping changes to association termination rules, meeting procedures, board rules and responsibilities, dispute resolution, and governing document amendment procedures. Under HB 657, an association could have had its governing documents amended with a minority vote of owners, and associations could have been terminated with just a petition from 20% of residents. Associations across the state could have had rules rewritten or been dissolved altogether by a small group of disgruntled residents with no way for other homeowners to stop the process. Q2 2026 | SUNCOAST REVIEW

The bill also would have created a community association court to decide disputes. In practice, this would have meant another layer of bureaucracy for associations to navigate and another opportunity for the state to interfere in internal community matters. A grassroots call-to-action email campaign was launched by CAI to support FLA’s advocacy efforts, encouraging advocates to send messages to legislators opposing the bill. In total, 399 advocates sent messages to 94 different legislators across both chambers. Status: Passed in the House — Died in Senate Committee CAI SOUGHT AMENDMENTS TO THE BELOW BILLS CAI works with legislators to champion amendments to legislation to help the language better align with CAI’s public policy positions on any given topic impacting the community association industry. HB 465 / SB 822 — COMMUNITY ASSOCIATION MANAGEMENT FLA actively engaged with legislators prior to and after the initial filing of this bill to ensure it reflects the full range of professional management models used across Florida. The focus was on pursuing targeted amendments so the legislation would work in practice for professionally managed communities, including those using direct-hire on-site management and other operational structures. FLA actively engaged with legislators prior to and after the initial filing of this bill to ensure it reflects the full range of professional management models used across Florida. The focus was on pursuing targeted amendments so the legislation would work in practice for professionally managed communities, including those using direct-hire on-site management and other operational structures. As originally filed, the bill would have required community associations in Florida with annual revenues of $500,000 or more to contract with a community association management firm. As the bill evolved, FLA collaborated successfully with the Senate to amend SB 822 thresholds and provisions to provide greater flexibility. Unfortunately, the House version (HB 465) did not ultimately align with those amendments. 19

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FLA’s engagement throughout the process was aimed at strengthening the legislation to better align with real-world practices while supporting professionalism and consumer protection in community association management. Status:

Died in Committee

CAI MONITORED THE BELOW BILLS CAI LACs monitor legislation with the potential to impact those living and working in community associations, as well as legislation that may indirectly or unintentionally impact community associations. SB 1498 — COMMUNITY ASSOCIATIONS This bill would have updated the definition of a “story” for the purposes of a reserve study to mean a habitable level. It also would have updated the definition of common area to include recreational areas, substituted “electronic transmission” in statutory language with “e-mail,” updated the definition of a financial report to match the definition of a financial statement, and clarified a unit owner’s right to inspection. Status:

Died in Committee

SB 1744 — OFFICIAL RECORDS OF CONDOMINIUM ASSOCIATIONS, RESIDENTIAL COOPERATIVE ASSOCIATIONS, AND HOMEOWNERS’ ASSOCIATIONS This bill would have updated existing statutes to accommodate audioconferencing for meetings, including updates to quorum rules and the recording of meeting minutes. It also would have mandated that audioconference meetings be recorded and that recordings be made available on a website. Status:

Died in Committee

HB 1541 — USE OF AUDIOCONFERENCING BY COMMUNITY ASSOCIATIONS Similar to SB 1744, this bill would have updated existing statutes to accommodate audioconferencing for meetings, including updates to quorum rules and the recording of meeting minutes. The major difference is that this bill included an explicit requirement to store audioconference and video recordings for one full year. Status:

Died in Committee

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HB 255 / SB 638 — CONDOMINIUM ASSOCIATIONS These identical bills would have required condominium associations to maintain detailed turnover certificates and annual reports as part of their official records. They also would have required boards to file turnover certificates with the Division of Condominiums, Timeshares, and Mobile Homes and establish a new statewide, searchable database of turnover information. Status:

Died in Committee

DBPR INVOLVEMENT The Florida Legislative Alliance (FLA) continued to actively engage with the Florida Department of Business and Professional Regulation (DBPR) this session, providing meaningful input on key regulatory initiatives impacting community associations. Notably, FLA delegate Matt Kuisle, RS was selected to serve on a DBPR task force focused on updating the standard Structural Integrity Reserve Study (SIRS) form. FLA also provided feedback on the newly released DBPR Budgets and Reserves Training Manual and will continue to offer input as updates are considered. In addition, FLA submitted comments regarding proposed revisions to the administrative code related to meeting requirements, helping to ensure practical implementation and alignment with industry needs.

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GET INVOLVED IN CAI’S FLORIDA ADVOCACY WORK In addition to strong advocacy work in Tallahassee, CAI’s Florida chapters provide information, resources, education programs, and best practices designed to help you and your communities thrive. Not a member yet? Join a growing global network of more than 51,000 community managers, management company executives, homeowner leaders, and business partners. Find Your Local Chapter

CAI FLORIDA LEGISLATIVE RESOURCES AND CONTACT INFORMATION Chapter

Phone

CAI Florida Legislative Alliance

(888) 224-4321

CAI Central Florida Chapter

(386) 507-4086

CAI Gold Coast Chapter

(561) 923-8405

CAI Northeast Florida Chapter

(904) 792-2859

CAI North Gulf Coast Chapter

(850) 797-3472

CAI Southeast Florida Chapter

(954) 816-0661

CAI South Gulf Coast Chapter

(239) 672-8616

CAI Suncoast Chapter

(727) 345-0165

CAI West Florida Chapter

(941) 927-1910

Q2 2026 | SUNCOAST REVIEW

PROUD ANNOUNCEMENT We are honored and incredibly proud to announce that Suncoast CAI has been recognized nationally with the Chapter Operations & Sustainability Award in the Very Large Chapter category. This recognition reflects more than just an award—it represents two years of hard work, dedication, and a shared commitment to strengthening our chapter for the future. From operational growth to long-term sustainability, this achievement would not have been possible without the unwavering support, leadership, and countless volunteer hours contributed by our Board of Directors, committee leaders, and staff. We are truly elated to be recognized at the national level and grateful to everyone who has played a role in helping Suncoast continue to grow, innovate, and thrive. This achievement belongs to all of us.

Q2 TRENDING TOPICS ON THE EXCHANGE Q2 Trending Topics on the Exchange: HOA Websites Estoppel Inspection for Violations Meeting Minutes Level of Detail 23

Q2 2026 | SUNCOAST REVIEW

🔓 Phase One is complete with only 2 Management Company tables remaining and 6 Association tables left.

If you fall into one of these categories and would like to secure your seat at the table, email executivedirector@suncoastcai.com ASAP—spots are filling quickly! This is your opportunity to:

✔️ Connect directly with trusted industry professionals ✔️ Explore innovative products and services ✔️ Build valuable relationships that strengthen your communities

🔑 Phase Two is now open to the first 100 business partners who register.

Please click here for more information and to register: Suncoast Chapter of CAI

SEPTEMBER BREAKFAST PROGRAM Topic: “Florida Friendly Landscaping Program” Speaker: Cal Legget Thursday, September 10, 2026 8:30 — 10am Marriott Hotel – 12600 Roosevelt Blvd., St. Petersburg

Q2 2026 | SUNCOAST REVIEW

CAI SUNCOAST WELCOMES OUR 2026 Q2 New Members

Q2 2026 | SUNCOAST REVIEW

Southern Post Tension, LLC | Shane Lange Southwest Elevator | Mr. Sammy Stephan Assaf Tampa Bay Mold Testing | Mr. Joseph Margherita The Pool Works Of Florida | Mr. Donald Ball Think Safe Insurance | Greg Martin Trucordia Insurance | Thomas Mclaren Utility Valet, LLC | Patrick Osman Williams Law Association, P.A. | Mr. Kyle Bradley Staggs, Esq. Your Claim Hero | Mr. Nicholas Petrocelli Chapter BP Alliant Insurance Services, Inc. | Niko Lyons Community Financials | Ms. Jaime Barnhart Condo Control | Mr. Brian Bosscher Duvall Landscape Maintenance LLC | Vince Gilatta Fibernow | Ms. Briana Madrid J&M Residential Services | Jayson Taylor Albright Pet Butler | Mr. Leo Hetzendorfer Poop Bandit - Pet Waste Removal | Michael Wright, II Reroof America Contractors FL LLC. | Barry W Watters The Baldwin Group | Sean M. Carlisle TuCielo Association Financing | Mr. Rafael Perez UES Professional Solutions, LLC | Mr. Michael Ryan Chapter CAVLIND Windsor West Condominium Association, Inc. | Mr. Michael Phillip Contorno

Q2 2026 | SUNCOAST REVIEW

Chapter MGMT Access Management | Mr. Timothy Gesing

Management Company CopperDoor Community Services | Ms. Annette R. Byrd, CMCA, PCAM

Manager Membership Olivia Bent

Jessica Marie Mesa

Mr. Conrad Cendrowski

Ms. Suzanne Salah Merlin

Miss Jennifer Alicia Giustozzi

Mr. Robert Shipman, III

Mrs. Gelixa A Kalina, CMCA, AMS

Ms. Julie Ann Smith

Suzanne Macdonald

Alex Valetta

Manager Membership | Associa Gulf Coast Mr. Nick J. Lemke

Margie E Sandler

Ms. Annie Marlow

Mr. Stephen E. Steward

Mr. Carlo Renzo Marsano

Mr. Samuel S. Ussia

Ms. Pauline Robinson

Ms. Jennifer A. Wright

Ms. Kimberly Elizabeth Sanders Manager Membership | Avila Property Owners Association Ms. Kristina Mazza Manager Membership | Clearpath Association Managment Mr. Zachary Park, CMCA Manager Membership | Greenacre Properties, Inc. Ms. Pamela Page Lynn 27

Q2 2026 | SUNCOAST REVIEW

Manager Membership | Management & Associates Ms. Debra Reith Manager Membership | Proactive Property Management Katie A Moates Manager Membership | Professional Bayway Management Doug Higley

Ms. Nancy Ann Martin

Manager Membership | RealManage Leonor Castillo

Hailey Marie Tatgenhorst

Manager Membership | Resource Property Management Danielle Bruynell, CMCA

Colleen Soper

Kim Summers

Mrs. Flordeliza Romero Tholen

Samantha Jean Wendling Manager Membership | West Coast Management and Realty, Inc. Mr. Terry Cross

Mrs. Renee Wood

Manager Membership | PEX CORP Dr. Suz-chung Ko

Cynthia Diane Shue-claeys

Mr. Chuck Riesebeck

Corey Ward

Volunteer Leader| Belleview Biltmore Homes Association, Inc. Mr. Patrick Connolly

Mr. Gary Lyons

Ms. Wendy Damsker

Ms. Melanie Perce

Mr. Lon Loren

Q2 2026 | SUNCOAST REVIEW

Volunteer Leader | Belmont Hills POA Transition Committee Dan Harvey

Michael Lalli

Mr. Daniel Harvey

Mr. John Robert Rogers, Jr.

Beth Iovanna

Dave Shuman

Volunteer Leader| Briar Creek Phase 1 Mr. Tim Glasheen

Mr. Ray Jablonski

Volunteer Leader | Canterbury Lake Estates Property Owners' Assn, Inc. Jenny LaRosa

Zack Vallo

Michele Pearsall Volunteer Leader | Homeowners Association of Highland Lakes, Inc. Mrs. Cathy Filber

Ms. Val Jablonowski

Mr. Ron J Fudge

Mrs. Michele Webb

Volunteer Leader | Lake Rich Village Homeowners Association, Inc Mr. Anthony Bazzano

Ms. Beverly Smith

Mr. Kevin Creighton Volunteer Leader | Sea Horse Community Association Mrs. Vickie Johnston Volunteer Leader | The Bluffs of Sebring Condominium Association Mr. Brian Huneycutt Volunteer Leader | The Garrison Homeowners Association Mr. Chip Merlin

Q2 2026 | SUNCOAST REVIEW

Volunteer Leader | The Place at Channelside Mrs. Sonya Hanks

Mr. John Laaninen

Mr. Chuck Hughes

Mr. George Sommer

Volunteer Leader | The Retreat At Davis Islands Condominium Association Dr. Swen Johnson

Mr. Rob Washburn

Volunteer Leader | Townhomes of West Lake Community Association, Inc Gary Deutsch

Marcia Wright

Sandra Galatioto Volunteer Leader | Village Lake Condominium Association Miss Gwendolyn Sue White Volunteer Leader | Wellington at Seven Hills Homeowners Association Shane Owens

Q2 2026 | SUNCOAST REVIEW

Thank You

2026 SUNCOAST SPONSORS 2026 DIAMOND CHAPTER SPONSORS Bashor & Legendre Blue Stream Fiber Dixie Construction Services, Inc. Gardaworld Security Services Gordian Business Solutions Hotwire Communications Landscape Workshop Leland Management, Inc. Management & Associates Munyan Painting, Roofing, & Restoration Resource Property Management Truist Association Services USI Insurance Services

2026 GOLD CHAPTER SPONSORS Becker BurgSimpson Centennial Bank CES Aquafinity - Commercial Energy Specialists Copperdoor Community Services DRYmedic Restoration Services I & E Construction Naturzone Pest Control P & R Pro Coatings, Inc. PCS Insurance Group RealManage Russell Landscape The Deft Group Valcourt Building Services Valley Bank

2026 PLATINUM CHAPTER SPONSORS Acentria Insurance ACPLM Associa Gulf Coast Bayshore Painters Cadence Bank Cogent Bank Condominium Associates EmpireWorks Reconstruction First Citizens Bank Gerstle, Rosen & Goldenberg, P.A. Greenberg Nikoloff, P.A.

GreenTek Roofing & Solar Landcrafters Marsh McLennan Agency Morgan & Morgan Business Trial Group Pinnacle Financial Partners Rabin Parker Gurley, P.A. Reserve Advisors TWI Reconstruction Village Management Software Western Alliance Bank

COMMUNITY ASSOCIATIONS INSTITUTE - SUNCOAST CHAPTER 6798 CROSSWINDS DRIVE NORTH #C-107 - ST. PETERSBURG, FLORIDA 33710