Issuu

CENTRAL FLORIDA TIMES

CAICF.ORG | 2ND QUARTER 2026

TOPIC

2ND QUARTER 2026

CONTACT INFORMATION P.O. Box 941125 Maitland, FL 32794 www.caicf.org Justine Tucker, CED exdir@caicf.org Membership Manager Tara Ruch membershipmanager@caicf.org

THANK YOU 2026 BOARD OF DIRECTORS! Stefanie Nicholson, CMCA, AMS, PCAM, President Tracy Durham, CMCA, AMS, CFCAM, PCAM, Past President Joey Arroyo, LCAM, President-Elect Jackie Swisher, Secretary Leslie A. Ellis, CPA, MSA, CGMA, Treasurer Stephen Alexander Stacey Loureiro, CMCA, AMS Jarad Pizzuti, Past President Marion McKenzie, LCAM Frank Ruggieri, Esq., Past President Matt Vice, Past President

Growing Together: Surpassing 630 Members At CAI Central Florida, growth has never been just about numbers... it’s about people, connections, education, and creating a stronger community for everyone we serve. We are excited to share that our chapter has officially surpassed 630 members, marking the highest membership level in our chapter’s history. This incredible milestone is a direct reflection of the value our members see in being part of the CAI community and the commitment of our volunteers, sponsors, committees, and chapter leaders who continue to make this organization thrive. Over the past year, we have intentionally focused on enhancing the member experience. From expanding educational opportunities and networking events to creating more meaningful ways for members to connect, our goal has been simple: listen to what our members want and deliver more of it. The results speak for themselves. Whether you’re a community association manager, board member, business partner, homeowner leader, or industry professional, your engagement has helped shape the direction of our chapter. Every event attended, committee meeting joined, sponsorship invested, and new member referral has contributed to the momentum we are experiencing today. This growth isn’t happening by accident. It’s happening because our members continue to show up, participate, collaborate, and invest in the future of the community association industry. As we celebrate this milestone, we’re not slowing down. In fact, we’re just getting started. The feedback we’ve received has helped us identify new opportunities to provide even more value through enhanced education, expanded networking opportunities, innovative programs, and member-driven experiences. We remain committed to evolving alongside the needs of our membership and ensuring that every member feels connected, supported, and empowered. To our current members: thank you for your trust, participation, and continued support. Your involvement is what makes this chapter exceptional. To those considering membership: there has never been a better time to join the fastestgrowing CAI chapter in the region and become part of a network that is dedicated to professional growth, industry excellence, and meaningful relationships. Together, we’ve reached a historic milestone. Together, we’ll continue building an even stronger future. Here’s to the next chapter of growth, connection, and success at CAI Central Florida. With gratitude,

Justine

Justine Tucker, Chapter Executive Director Central Florida Chapter CAI

THANK YOU 2026 SPONSORS!

Diamond Chapter Sponsors

Platinum Chapter Sponsors

Become a Chapter Investor Sponsor!

Gold Chapter Sponsors Silver Chapter Sponsors

It’s the fast track to community association decision-makers! Every member of CAICF enjoys the opportunity of networking with community association decision makers. Becoming a Chapter Sponsor invests in your local Chapter and elevates your brand even more by being continuously recognized at events and through communications. Visit www.caicf. org/investor-sponsors/becomean-investor-sponsor.

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

FROM THE CHAPTER PRESIDENT

Leading Together: The Power of Community BY STEFANIE NICHOLSON, CMCA, AMS, PCAM SENIOR VICE PRESIDENT, FOLIO ASSOCIATION MANAGEMENT 2026 PRESIDENT, CENTRAL FLORIDA CHAPTER CAI

I reflect on the incredible people who make up our Central Florida Chapter, I am reminded that community associations are about far more than buildings, budgets, and board meetings. At their heart, communities are about people. They are the places where families grow, friendships develop, and neighbors become lifelong connections.

Our chapter’s mission extends beyond education and networking. We are building future leaders. We are creating opportunities for professionals to advance their careers, develop meaningful relationships, and contribute to an industry that touches countless lives.

Our industry has never been more important. Community association professionals, volunteer board members, business partners, and homeowners all play a role in shaping the places where millions of people live their daily lives. The work we do often happens behind the scenes, yet its impact is visible every day in safe neighborhoods, thriving amenities, and stronger communities.

I encourage each of us to ask a simple question: How can I make our industry better than I found it?

Leadership within our industry is not defined by a title. It is demonstrated through service, collaboration, and a willingness to help others succeed. Every manager who mentors a new professional, every board member who volunteers their time, and every business partner who shares their expertise contributes to something much larger than themselves.

Perhaps it means mentoring a new manager, volunteering on a committee, sharing knowledge with a colleague, or encouraging someone to pursue a professional designation. Small acts of leadership create lasting impacts. The future of community associations depends on leaders who serve with integrity, lead with compassion, and remain committed to continuous improvement. It depends on individuals who understand that success is not measured by individual accomplishments, but by the communities we strengthen and the people we help along the way.

As President of the Central Florida CAI Chapter, I have had the privilege of witnessing firsthand the generosity, resilience, and dedication that exist within our membership. Our chapter is filled with individuals who continually step forward to educate, support, and inspire one another. This spirit of collaboration is what makes our chapter special.

Thank you to every volunteer, manager, board member, and business partner who contributes to the success of our chapter. Your commitment makes a difference every day.

The challenges facing community associations continue to evolve. Legislative changes, insurance concerns, financial pressures, reserve requirements, and workforce development demand innovative thinking and strong leadership. Yet with every challenge comes an opportunity to grow stronger together.

The best days for our industry are still ahead, and I am honored to walk this journey alongside all of you.

C E N T R AL F L O R I D A T I M E S | 2 ND Q U A R TER 2 0 2 6

Together, we will continue to elevate our profession, strengthen our communities, and inspire the next generation of leaders.

Together we lead. Together we serve. Together we build stronger communities.

Built for Associations.

Experience, access, and support designed around your needs. Managing a community comes with real responsibility. It requires a banking partner who understands the details, from legislation to budgeting to board transitions. Sunrise brings deep, hands-on experience supporting associations, along with a team that stays actively involved through education, onboarding, and ongoing guidance.

Downtown Orlando 109 E Church St. Orlando, FL 32801 Association Banking Team 407.271.4857

Cocoa Beach 5604 N Atlantic Ave. Cocoa Beach, FL 32931 Association Banking Team 321.328.2211

You’re not just opening an account. You’re gaining a partner who understands how your community operates.

Call us to learn how we support Central Florida associations.

Ormond Beach 299 W Granada Blvd. Suite C Ormond Beach, FL 32174 Association Banking Team 407.625.8783

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

CHAPTER EVENTS

Calendar of Events More details regarding upcoming events will be posted to caicf.org under the “Events” tab. Check back regularly for the most up-to-date information. CAICF Board Meetings will be held before or after each of the Monthly Meetings. Please be sure to register for all events in advance, as we need an accurate head count for space and food purposes prior to the event. Thank you for your help! •

July 23, 2026: Meet the Managers at Inter & Co Soccer

name MUST be entered – only one name per ticket holder. No

Stadium from 2:00 - 8:00 pm. Business Partner spots are SOLD

Walk-in Attendees; Registration is Required. CAMs/HOLs: No-

OUT, but there are still some Manager tables available!

shows and cancellations after July 27 at 12:00 pm will be billed

MANAGEMENT COMPANIES – YOU MAY REGISTER FOR

$60. Please note: Refunds will only cover the ticket cost and

UP TO TWO (2) TABLES. We added an After Party experience

will not include the processing fee. Support The Mustard Seed

so you can stay, work, and socialize!

of Central Florida! Purchase a $10 Donation ticket and receive 1 raffle ticket per $10 donation (ticket price includes credit card

Once your round is complete, we’ll have a dedicated space

processing fee). 50/50 at the meeting.

available for you to take calls, answer emails, and wrap up your workday before the After Party begins at 6:30 pm. This

•

11:30 am at Maggiano’s. Join us for a family-style Italian

your scheduled round — making Meet the Managers not just

experience as Aaron Crews of Becker presents, “Disaster

productive, but valuable from start to finish. A win-win for

Preparedness & Recovery: Are You Ready to Weather the

everyone!

Storm?” Is your community prepared in the event that a hurricane strikes through your city? In Becker’s special

This year, we are excited to introduce raffle prizes for the

Disaster Prep and Recovery course we will go over practical

first time, which will be announced at the conclusion of the

tips for developing and implementing a disaster recovery

event during our newly added After Party experience. In lieu

plan for your community. Managers and board members will

of bringing swag items, this change helps us avoid storage

learn: Steps to take to protect life and property; Recover and

challenges—especially as the venue has been beautifully

post event steps; The ins and outs of contracting before and

renovated. We’re taking full advantage of the upgraded space

after the hurricane; and How to document a claim. Meeting

to elevate the overall event experience. We appreciate your

Sponsors: $400 each (1 available).

understanding and are looking forward to a refreshed and even

better Meet the Managers! •

FREE for Manager Members (CAMs) & HOA Board Members/

July 30, 2026: Brevard Luncheon Meeting & CEU from

Homeowner Leader Members (HOLs); $60 for Business

11:30 am - 1:30 pm at Suntree Country Club for “The ABCs

Partner Members. REGISTER ASAP – Be sure to include

of Manned Security” presented by David J. Kalser and Ashley

any dietary restrictions and list each attendee by name for a

Hennen with Vital Security and Investigation (1 hour ELE). The

smooth check-in. Each attendee name MUST be entered – only

CAI Cares Committee is excited to expand our volunteer efforts

one name per ticket holder. No Walk-in Attendees; Registration

into Brevard County. At our upcoming Brevard Lunch, The

is Required. CAMs/HOLs: No-shows and cancellations after

Children’s Hunger Project, which provides weekend meals to

August 10 at 12:00 pm will be billed $60.

help combat childhood hunger and malnutrition throughout the school year, will be joining us to talk about their mission. We are

•

September 17, 2026: Monthly Meeting Luncheon & CEU

also exploring volunteer opportunities and service projects for

at 11:30 am at Andretti’s for “Recordkeeping for Community

early 2027 and look forward to sharing more ways for members

Associations” with Frank Ruggieri of the Ruggieri Law Firm.

to get involved. Meeting Sponsors: $400 each (2 available). Register by July 27 at 12:00 pm. Click here to register. FREE for Manager Members (CAMs) & HOA Board Members/

•

October 21, 2026: Fall Festival at Southern Hill Farms.

•

December 2, 2026: Annual Meeting & End of Year Event at Paradise Cove.

Homeowner Leader Members (HOLs); $60 for Business Partner Members; $85 for Non-Member Business Partners; $25 for Non-Member CAMs/Homeowners. REGISTER

•

each attendee by name for a smooth check-in. Each attendee C E N T R AL F L O R I D A T I M E S | 2 ND Q U A R TER 2 0 2 6

December 11, 2026: Annual Golf Tournament at Hawks Landing.

ASAP – Be sure to include any dietary restrictions and list

August 13, 2026: Monthly Meeting Luncheon & CEU at

gives you even more time to connect and network beyond

•

February 26, 2027: CA Day & Trade Show

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

EDUCATION

Upcoming Workshops & Courses COMMUNITY CONNECTIONS WORKSHOP SERIES This series is hosted in partnership by Orange County Neighborhood Services Division and the City of Orlando Office of Communications & Neighborhood Relations. The monthly workshops are free. Your Neighborhood, Your Story: Envision This Saturday, August 8 from 9:00 am - 1:00 pm Internal Operations Center 1: 450 E. South Street, Orlando Participants will come together to imagine, design, and articulate a collective vision for their neighborhood’s future. Click here to register for the workshop. Your Neighborhood, Your Story: Brand It Saturday, September 12 from 9:00 - 11:00 am Internal Operations Center 1: 450 E. South Street, Orlando This session in the series focuses on transforming that vision into a clear and compelling neighborhood brand. Click here to register. Legislative Updates Saturday, October 10 from 9:00 am - 12:00 pm Internal Operations Center 1: 450 E. South Street, Orlando In this workshop, participants will gain insight into the 2026 legislation updates that impact HOA and Condo associations. Click here to register. Orange County Community Conference Saturday, November 14 from 7:30 am - 2:00 pm Internal Operations Center 1: 450 E. South Street, Orlando The annual Orange County Community Conference provides an opportunity to learn about innovative ways to engage and strengthen neighborhoods. Event offers onsite resource providers, dynamic speakers, relevant workshop topics for residents, voluntary

neighborhood organizations, homeowners associations and other community groups. The cost is $10 for early registration ($12 on event day), and attendees will receive a swag bag, event program, giveaways, a light breakfast, snacks and a full lunch. Click here to register for the conference.

EDUCATION FOR MANAGERS CAI offers many online learning opportunities (click on the dates below to register or obtain more information on these Live Virtual Courses) that lead to professional credentials. View the CAI Courses and Online Catalog for additional resources. » » » » » » » » » » » » »

July 16-17: M-204: Community Governance (Live Virtual Course) July 23-24: M-100: The Essentials of Community Association Management (Live Virtual Course) July 30-31: M-205: Risk Management (Live Virtual Course) August 6-7: M-203: Community Leadership (Live Virtual Course) August 13-14: M-100: The Essentials of Community Association Management (Live Virtual Course) August 20-21: M-201: Facilities Management (Virtual Course) August 27-28: M-202: Association Communications (Live Virtual Course) October 22-23: M-206: Financial Management (Virtual Course) November 5-6: M-100: The Essentials of Community Association Management (Live Virtual Course) November 12-13: M-205: Risk Management (Virtual Course) November 19-20: M-204: Community Governance (Live Virtual Course) December 3-4: M-203: Community Leadership (Live Virtual Course) December 10-11: M-320: High-Rise Maintenance & Management (Live Virtual Course)

SPONSOR AN UPCOMING CHAPTER MEETING! Each sponsor for the Chapter Meetings receive face time in front of the membership with the microphone to talk about your company. You will also be able to put give-away items and collateral on all the tables. Space is also provided for our sponsors to display their marketing materials. Every sponsor is important to our chapter and your generous donation goes directly to off set the costs of the program. Only three sponsors are permitted per program. Please consider sponsoring today! CONTACT THE EXECUTIVE DIRECTOR AT EXDIR@CAICF.ORG 8

C E N T R AL F L O R I D A T I M E S | 2 ND Q U A R TER 2 0 2 6

LOOKING FOR A SERVICE PROVIDER? CAI Central Florida has a list of great service providers in most every industry a Community Association could need! The best part is, they are members! Check it out at: caicf.org/directory.

“Exceptional Service, Quality Results... All Without Compromise.”

communication

Partnership

trust

EXTERIOR PAINTING PRESSURE WASHING SIDEWALK & CURB CLEANING SIDEWALK TRIP HAZARDS STUCCO REPAIRS GUTTER CLEANING ROOF CLEANING ASPHALT Milling, Paving, striping VICEPAINTING.COM AND MORE! 2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

NEW CHAPTER MEMBERS New and Returning CAICF Chapter Members from March 29, 2026 to June 27, 2026

BUSINESS PARTNER MEMBERS Alliance Reserve Services Anastasia M. Kolodzik, RS Campbell Law PC/ TermiteTom.com Adria Conley Century Fire Protection Chris Oliver Clarke Cherrief Jackson Community Financials Jaime Barnhart Crowther Roofing & Sheet Metal of Florida, Inc. Diana King

MANAGER MEMBERS CONTINUED

TuCielo Association Financing Art Gonzalez

Renae Jamie Foster TCB Property Management

TuCielo Association Financing Rafael Perez

Donald Timothy Stoner Waste Pro of Florida, LLC

Vital Security and Investigations Todd Rogers

Karen Altman Melonie Bates, CMCA

Weiser Security Services Guy Skodmin

MANAGEMENT COMPANY MEMBERS Sentry Management Victor Marsich, Jr., CMCA, AMS

Jayme Biggs Carla S Brown Hunter Grant Chastain Daniel Hamman

MANAGER MEMBERS

Amanda Jane Herx

Douglas M Smith 2625 Plaza Management Corp dba Peck Plaza

Manish S Kataria, CMCA, AMS

FP Property Restoration Brandon Reece

Carmine L. Angelotti Community Management Professionals, Inc.

Michellette Ramos

Highgrove Partners Chris Dobson

Marizeli Bonilla Edison Association Management

Gabe Stewart

HomeTrust Bank Paul Dolfi, CMCA

Timothy Hayes Edison Association Management

Robert Parker Surratt, III, CMCA

Prince and Sons, Inc. Lucas Martin

Matthew Felix FirstService Residential

Roofing Plus, Inc Debbie Ray

Taylor Seth Pafford Golden Oak at Walt Disney World Resort

Angela Almaguer On Top of the World (Central) Owners Association, Inc.

Seasonal Effects LLC Kevin Campbell

Kathy Lee Diaz Keystone Property Management Group

Smith Protective Services Barclay Jermain McClure, III

Rebeki Faith Dowling Keystone Property Management Group

Southern Post Tension, LLC Shane Lange

Luz Catalina McCook Keystone Property Management Group

Southwest Elevator CJ Sloan

Hector Santos Leland Management, Inc.

Stratus Roofing Julieta Knapp

Christopher S Ward Pinnacle Communtiy Management, LLC

Telemetryx Reserve Analytics Jennifer Helle

Tara Nicole Covell RealManage

TuCielo Association Financing Sarah Andersson

Laura Evaline Hall RealManage

Executive Security Group, LLC Rick Sanchez Felten Property Assessment Team (FPAT) Eric Dixon, RS

BUSINESS PARTNER MEMBERS CONTINUED

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

Xiomara Lisboa

Yakira M. Rivera Guzman

VOLUNTEER LEADER MEMBERS

WANT TO JOIN THE CENTRAL FLORIDA CHAPTER CAI? Homeowners, Community Association Managers, and Business Partners can become members. If you provide products or services to community associations, CAI can give you direct access to thousands of potential customers and provide unique opportunities through networking luncheons, socials, and other great events. Click here to download a PDF of CAI Member Benefits. Your membership total includes membership dues, a mandatory advocacy support fee and an optional donation to the Foundation for Community Association Research. Visit caicf.org/ resources/membership to learn more!

interested in getting more involved? join a caicf committee! If you are interested in getting more involved in the Chapter, joining a committee is a great thing to consider. Below are the different committees that we currently have active. Please feel free to contact any of the following committee members to learn more: CA Day/Trade Show Committee Christy Raymon Don Asher & Associates christy@donasher.com

Events Committee Mia Heflin Exclusive Landscaping mheflin@exclusivelandscapingnow.com

Meet the Managers Committee Anita Roberts Premier Association Management anita.roberts@premiermgmtcfl.com

Joey Arroyo Atmos Living joey.arroyo@atmoslivingmg.com Cares Committee John M. Calpey One Florida Bank jcalpey@onefloridabank.com

Gala Committee Joey Arroyo Atmos Living joey.arroyo@atmoslivingmg.com

Membership Outreach Lorelei Andrews Castle Group landrews@castlegroup.com

Golf Tournament Committee Jarad Pizzuti Sihle Insurance Group jpizzuti@sihle.com

Social & Young Professionals Committee Maddy Burger Vice Painting maddy@vicepainting.com

Education Committee Melissa Winter Becker mwinter@beckerlawyers.com

make an impact!

Personalized Representation for Community Associations Collection Services No Fee Billing

■ Contingent Collections

■ Covenants Enforcement

■ Flat Rate Mortgage Foreclosures

■ Flat Rate Violations

■ Free Monthly Status Reports

■ Client Evaluation Proposals ■ No Retainers

(407) 395-4766 • RUGGIERILAWFIRM.COM

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

LANDSCAPING

Lawn Pests Big & Small: Understanding the Real Threats in Florida Landscapes BY CHRISTOPHER B. HARTMANN, DOWN TO EARTH LANDSCAPE & IRRIGATION

f you spend enough time around landscapes in Florida, you learn quickly that turf problems rarely come from just one source. Damage can come from insects you can barely see, fungi quietly attacking roots below the soil surface, or wildlife that treats your lawn like an overnight buffet. For property owners and managers, recognizing these threats early is often the difference between minor repairs and major renovation. One of the most destructive lawn pests in Florida is also one of the smallest: the southern chinch bug. These insects are notorious for attacking St. Augustine grass, one of the most commonly planted turf species in the state. Chinch bugs feed by piercing the grass blades and extracting plant juices while injecting toxins into the tissue. The result is turf that quickly turns yellow and then straw-colored as the grass dies. Damage usually appears as expanding irregular patches during the hottest part of the year. Because the symptoms resemble drought stress, many people respond by increasing irrigation, which 12

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

unfortunately does nothing to address the underlying issue. Close inspection at the edge of damaged turf often reveals the insects moving through the thatch layer. While insects are common culprits in lawns, ornamental plants and trees face their own set of pests. One example is Kermes scale, a small insect that attaches itself to twigs and branches of woody plants. These pests feed on plant sap and gradually weaken the plant over time. Heavy infestations can lead to branch dieback and reduced vigor. One challenge with Kermes scale is that the insects often resemble small bumps or growths on the plant rather than insects, which means infestations may go unnoticed until significant damage has already occurred. Diseases below the soil line can be even more deceptive. Ganoderma Continued on page 14

Homeowner Associations Condominiums Construction Real Estate

Ansbacher Law - Orlando Office 300 Colonial Center Pkwy Lake Mary, FL 32746

(407) 675-5092

WWW.ANSBACHER.NET *Attorney Advertising. Ansbacher Law is admitted to practice in Florida.

Creating complete customized insurance programs for community associations. www.assuredpartners.com

NEGAR SHARIFI

Senior Vice President P: (407) 440-0928 negar.sharifi@assuredpartners.com

PHIL MASI

Senior Vice President P: (407) 278-1627 phil.masi@assuredpartners.com

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

LANDSCAPING root rot is a serious fungal disease affecting palms throughout Florida. The fungus infects the root system and lower trunk, slowly breaking down structural tissue inside the tree. In many cases the first visible sign is the appearance of a woody shelf-like structure, called a conk, on the lower trunk. Unfortunately, by the time this structure appears, the internal decay is already extensive. Because there is currently no effective treatment once infection occurs, awareness and proper landscape planning are critical.

Healthy landscapes require more than fertilizer and irrigation. Careful observation and an understanding of the biological pressures affecting turf and ornamentals are essential. Whether the culprit is an insect, a fungal disease, or wildlife, recognizing the early warning signs allows property owners to respond before small problems become major ones.

Another unusual plant condition occasionally seen in landscapes is witches’ broom fungus. This disease causes dense clusters of abnormal twig growth that resemble a broom sticking out from a branch. The distorted growth occurs because the fungus interferes with the plant’s normal hormone balance. While the appearance can be striking, the underlying issue is that the plant diverts energy into these abnormal growths instead of healthy development.

Christopher Hartmann has been in the pest control and landscaping industry for 14 years and graduated

Of course, not every lawn pest is microscopic. In many parts of Florida, feral hogs are becoming an increasingly destructive landscape threat. These animals root through turf in search of insects, grubs, and other food sources. The damage often appears overnight, leaving large sections of lawn torn up as if a rototiller passed through the yard.

from the University of Florida with a degree in Natural Resource Conservation. Today he works as a Regional Business Development Manager with Down to Earth Landscape and Irrigation. For more information, visit dtelandscape.com.

SPECIALIZING IN APARTMENTS & CONDOMINIUM COMMUNITIES

STRATUS

ROOFING

www.STRATUSROOFING.com

(407) 625-5866 Our Customers…

What our customers are saying…

“I absolutely would recommend Stratus Rooﬁng to anyone looking to hire a solid, professional rooﬁng company. They are exceptional at producing quality work, consistently meeting or exceeding deadlines, provide hands-on supervision on-site and are a company of absolute integrity.” — Property Manager, Mosaic at Millenia

SHINGLES

METAL

TILE

TPO

PVC

EPDM

Licensed & Insured CCC1326094 | CRC026344 14

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

MODIFIED

Switching to ﬁber internet is easier than you think! Our guarantee:

5-star service—Guaranteed speeds and uptime, plus 24/7/365 technical support. White glove support — Stress-free installation, community-friendly construction, resident training, and a dedicated account manager to oversee every phase of your transition. Personalized approach — We provide tailored solutions best suited for your community’s needs. Proven partnership — We’ve earned the trust of 385,000+ community residents and the decision-makers of 500+ communities. Don’t wait to give your community the internet they deserve!

Learn more about ﬁber internet VISIT BLUESTREAMFIBER.COM/PARTNER OR CALL 855-734-2377! Se habla español.

www.castlegroup.com

We Are Castle Group The premier choice for property management, we specialize in serving the finest residential communities. With over 3,000+ dedicated team members, we are the preferred service provider for over 500+ associations. Our philosophy stays the same no matter where we are – putting the resident first. At Castle, we call it Royal Service®. To learn more about how Castle Group can serve your community, request a proposal at www.castlegroup.com/request-a-proposal.

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

EDUCATION

Building Stronger Neighborhoods Together: The City of Orlando’s Association Leadership & Learning Series BY CINDY LIGHT, NEIGHBORHOOD RELATIONS MANAGER, CITY OF ORLANDO

rlando Mayor Buddy Dyer once said strong neighborhoods build strong cities. And strong neighborhoods start with strong association leadership. That’s why the City of Orlando’s Neighborhood Relations Team’s primary focus is to support homeowners’ and condominium associations. One way we support neighborhood leadership is through the Association Leadership and Learning Series, a set of educational trainings designed specifically for HOA and condo board members and community association managers.

insights and answer questions. The goal is simple: empower mandatory associations with the knowledge and tools they need to build stronger, more informed neighborhoods while staying connected to their city.

The Neighborhood Relations Team saw a need to support associations by becoming the connector to experts in various fields, including legal advice, finances, etc. This is a way to help neighborhood leaders feel confident in their roles by providing access to experts, practical guidance and the latest information affecting associations.

HOA & Condo Board Certification Training This required 4-hour training is available by an attorney through our office for free. Participants learn about association operations, records maintenance, owner access to records, dispute resolution options, budgets and reserves, election requirements, and financial reporting.

Throughout the year, the team hosts workshops and virtual sessions that bring together attorneys, community association managers (CAMs), insurance professionals, and other specialists to share 16

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

TRAINING TOPICS THAT SUPPORT OUR NEIGHBORHOOD LEADERS The series covers a wide range of topics that are critical to effective association leadership. Some of which are:

Continued on page 18

You’re more than just a community. You’re a vision, a shared lifestyle. At Edison, we believe in turning that vision into reality through Trust, Excellence and Partnership.

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

EDUCATION •

•

how inflation and yield impact association finances. Session 2: Reserve Studies and Investment Principles – Learning how to evaluate reserve studies, review long-term projections, and understand investment strategies. Session 3: Budgeting and Forecasting Workshop – A hands-on exercise focused on budgeting, tracking expenses, managing inflation, and understanding tools such as loans, lines of credit, and special assessments.

Mitigating Risk: Protecting Your Association & Board Members This session explores strategies for reducing liability and managing risk, including board fiduciary duties, navigating resident conflict, avoiding discrimination claims, and understanding insurance best practices and legislative updates.

Governing Documents Workshop This workshop explores how communities can navigate and update their documents, particularly when they become outdated or difficult to interpret. Board Member Best Practices Sessions Interactive virtual discussions allow HOA and condo board members to ask questions and learn practical strategies beyond their required certification training. These sessions provide updates, best practices, and real-world examples to help board members make informed decisions for their communities. Legislative Updates Community association laws evolve frequently. This free in person workshop highlights the latest legislative changes impacting HOAs and condominium associations and helps participants understand how to stay informed about future legislation and advocate for their communities.

Association Wellness Assessment This session helps associations assess the current health and function of their association, highlight strengths, and identify areas of improvement using best practices. This training provides information on how associations can be made stronger and more effective, and plan for future growth. Investing in Strong Communities By offering the Association Leadership and Learning Series the City of Orlando has been able to invest in the success of its neighborhoods. Well-informed association leaders help maintain property values, resolve issues more effectively, and foster stronger relationships among neighbors. The Association Leadership and Learning Series falls within the City of Orlando iLead Leadership training and offers valuable tools to help you lead with confidence and strengthen your community. Together, through education and collaboration, we can build stronger neighborhoods across our city.

Financial Health for Community Associations Financial stability is essential for every association. Our experts discuss budgeting, reserve funds, insurance costs, fraud prevention, and board fiduciary responsibilities. Cindy Light manages the City of Orlando’s Neighborhood Relations Team

Financial Planning and Investment Strategies for Associations This in-depth, three-part educational series helps our neighborhood leaders strengthen their financial knowledge and decision-making skills. • Session 1: Financial Literacy and Fiduciary Duty – Understanding legal responsibilities, financial reports, and 18

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

and has served the City since 2010. Withmore than 20 years of experience in volunteer recruitment, training, and program management, she leadsoutreach initiatives that support residents and community organizations in strengthening Orlando’sneighborhoods. Her expertise includes leadership development, strategic planning, customer service, and communications. Learn more at orlando.gov.

We’re focused on our communities. Truist Association Services has been enhancing the way property management companies and associations operate for over 35 years. Give us a call today to see how we can help with your payment processing and lending needs, or learn more at Truist.com/AssociationServices. Krissy Cassidy Relationship Manager 941-952-5919 Krissy.Cassidy@Truist.com

Truist Bank, Member FDIC and Equal Housing Lender

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

SAFETY & SECURITY

Safety Tips for Residential Communities BY DAVID J. KALSER, VP OF BUSINESS DEVELOPMENT, VITAL SECURITY & INVESTIGATIONS

iving in a residential community provides the comfort of close neighbors, shared amenities, and a sense of belonging. To ensure everyone’s safety and enable prompt responses during emergencies, it is important to embrace practical safety habits. Below are essential safety tips for residents and property managers, structured for clarity and ease of reference.

1. PERSONAL SAFETY AND SITUATIONAL AWARENESS Residents should always remain aware of their surroundings and trust their instincts. If a situation feels unsafe, they should leave the area and report their concerns. Consistently locking doors and windows, both when leaving the home and before sleeping, is crucial. The use of deadbolts and window pins enhances security. Exterior doors, walkways, stairwells, and parking areas should be well-lit; motion-activated lighting can offer additional protection. Valuables, including personal items, bikes, and tools, need to be stored securely in locked garages or storage spaces, and valuables should never be left in plain sight inside vehicles. When someone knocks, residents should use peepholes or video doorbells to verify visitors, especially for deliveries or unknown individuals.

cameras can deter crime and facilitate faster response times. Keyless entry and smart locks with temporary access codes are recommended for granting access to guests, cleaners, or contractors. Garage doors should remain closed when not in use, and tools, bicycles, and ladders should be stored out of sight and secured. Landscaping should be maintained by trimming shrubs and trees near entryways or windows to reduce hiding spots for intruders. For windows on lower floors, reinforcing with security film or protective bars is especially important for ground-level units.

3. FIRE SAFETY AND PREVENTION Residents should install smoke and carbon monoxide detectors, test them monthly, and replace their batteries annually. It is important to know two ways out of every room and set a family meeting point outside in case of evacuation. In the kitchen, cooking should never be left unattended, flammable items must be kept away from stoves, and timers should be used to prevent forgotten pots. Electrical safety is maintained by avoiding overloaded outlets, replacing frayed cords, and using surge protectors as needed. A tested fire extinguisher should be kept on each level of the home, and all residents should know how to use it following the PASS method: Pull, Aim, Squeeze, Sweep.

2. HOME SECURITY BEST PRACTICES Installing a monitored alarm or smart home security system with 20

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

Continued on page 22

REVOLUTIONIZE YOUR SOFTWARE SWITCH TO

Overpaying for your current software? Why?

VMS VMS has has all all the the Features Features you you Rely Rely On On and and More More with with Proven Proven Reliability Reliability and and Innovation Innovation to to Streamline Streamline your Workload your Workload and and Grow Grow your your Business Business

Revolutionize with VMS

~ Open QR to schedule a live demo ~ VillageManagement.com | Sales@TeamSoftOnline.com 2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

SAFETY & SECURITY 7. BUILDING AND FACILITY SAFETY Routine maintenance inspections of elevators, lighting, stair rails, and fire safety equipment are essential for multi-unit buildings. Access to shared amenities like pools, gyms, or clubhouses should be managed with valid passes or reservations. Water damage prevention includes regularly checking for leaks, ensuring proper drainage, and knowing how to shut off the main water supply. Residents should have easy ways to report hazards, such as leaks, fallen branches, or damaged lighting.

8. CREATING A CULTURE OF SAFETY

4. EMERGENCY PREPAREDNESS Developing a neighborhood emergency plan in coordination with neighbors and the homeowners association (HOA) helps manage messaging, shelter locations, and procedures. Every home should have an emergency kit with at least a 72-hour supply of water, non-perishable food, a flashlight, batteries, first-aid supplies, and a blanket. Residents should also be familiar with the locations and contact information for local police, fire departments, hospitals, and utility providers. Establishing a communication tree, such as a group chat, neighborhood alert system, or bulletin board, ensures emergencies can be communicated quickly to all residents.

5. TRANSPORTATION AND PARKING SAFETY For those using bikes or scooters, wearing helmets, using lights after dark, and parking in designated areas away from traffic are essential. Vehicle security includes removing valuables, locking doors, and parking in well-lit areas; dash cams may be beneficial. Parking rules should be clear and enforced for both visitors and residents to prevent blocked sightlines and ensure emergency vehicles have access. Speed control measures, such as speed bumps, signage, and reduced speed zones, can be implemented through the HOA to enhance safety on residential streets.

Safety education and training can be provided through periodic workshops or online modules on topics such as home security, fire safety, and emergency procedures. Clear safety guidelines, contact information, and incident reporting procedures should be published and regularly updated. Community preparedness drills, conducted annually or semi-annually, help everyone practice evacuation or shelter-in-place procedures. Accessibility is important—safety plans should consider seniors, people with disabilities, and families with young children.

9. QUICK REFERENCE CHECKLIST FOR RESIDENTS » » » » » » » » » »

Lock doors and windows before leaving or sleeping Verify deliveries with a video doorbell or peephole Test smoke and carbon monoxide detectors monthly Inspect and trim surrounding landscaping Keep valuables out of sight and secured Have an emergency kit with at least 72 hours of supplies Know two evacuation routes from your home Report hazards to property management or HOA Maintain clear pathways and lighting in common areas Update contact information with HOA or management

Safety in residential communities is a shared responsibility. By adopting consistent practices, staying informed, and fostering open communication among neighbors, residents can reduce risk, respond more effectively to emergencies, and create a more secure environment for everyone.

6. PEDESTRIAN AND CHILD SAFETY Playground and recreation areas need regular inspections to ensure equipment is safe, surfaces are soft, and children are supervised during use. Crosswalks and curb cuts should be clearly marked and maintained, with pedestrian-activated lighting installed if necessary. Pet safety is supported by enforcing leash laws and providing pet waste disposal stations to keep common areas clean. Children should be taught not to open doors to strangers and never to enter vehicles with unknown individuals, supported by a neighborhood watch approach. 22

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

David J. Kalser is the Vice President of Business Development for Vital Security and Investigations. He can be reach at 407-616-0840 or davidk@vitalsecurity. com. For more information on their services, please visit www.vitalsecurity.com.

A Community Management Company Built for Communities Scan, Click or Call 407-770-1748

Celebrating 22+ years of meeting the needs of COA/HOA communities CORE SERVICES Stucco & Masonry Repairs & Replacement Siding Repairs & Replacement Exterior Painting Roofing Decks & Balconies Concrete Restoration Corroded Rebar & PostTension Cable Repair Water Management & Slope Correction

EXPERT SERVICES Preliminary Observation Reports Cost Estimating Expert Witness Testimony Mediation & Arbitration Support Destructive Testing Sufficiency of Settlement Analyses Scope of Work Development Reconstruction Planning

Jackie Swisher, Director of Business Development - FL 407.713.3489 jswisher@empireworks.com

FLCertified General & Roofing Contractor CGC057803, CCC1335347 2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

FINANCIALS

Hurricane Preparedness: A Financial Focus BY JAMIE N. FRITZ, VP OF ASSOCIATION BANKING, SUNRISE BANK ORLANDO MARKET

very community association should maintain and annually update their emergency preparedness plan — well before hurricane season begins. While safety and asset protection protocols are critical, financial preparation is equally important. From a financial standpoint, proactive planning can significantly reduce cleanup time, costs, expedite insurance claims, and ensure access to funds are available when it is needed most. The following steps performed ahead of time can help associations transition more smoothly back to normal operations after a storm.

REVIEW FINANCIAL POSITION Begin with a thorough review of the association’s funds. Confirm account balances and ensure signature authorities are current. Establish clear guidelines within your expense policy that define who can approve emergency expenditures and up to what dollar amount.

MAINTAIN ADEQUATE CASH BALANCES Avoid operating with minimal cash flow. Financial professionals often recommend maintaining three to six months of operating expenses in liquid, accessible accounts. This ensures immediate funding for debris removal, security measures, and urgent repairs outside your association’s monthly expenditures.

STREAMLINE PAYMENTS AND VENDORS Ensure all vendor accounts and invoice approvals are up to date. Set up automatic payments for essential services such as utilities to avoid disruptions. Additionally, review landscaping and maintenance contracts to include hurricane response terms, such as cleanup timelines, cost limits, and pre-approved scopes of work will set your association up for priority action.

STRENGTHEN COMMUNICATION AND RECORDS Maintain an updated emergency contact card with contact information on your board members, property manager, key vendors, insurance agents, and financial institutions. Include account numbers and policy information. Store bank and policy records on the association’s website as well as create a digital and paper backup to store off site for access when the power may be out. Associations that plan for access, set authority, and establish liquidity are far better positioned to respond quickly, control costs, and recover efficiently. The time to prepare is now; waiting until a hurricane is forecasted is too late.

ESTABLISH CREDIT IN ADVANCE If cash flow is tight, consider securing an operational line of credit. A line of credit can help cover unexpected expenses, meet insurance deductibles and provide flexible repayment options. Association credit cards for the property manager and select board members can also support smaller, immediate purchases. These sources can help mitigate cash flow needs while you build your own cash flow savings over time.

A Florida native and graduate of the University of Central Florida with a BS degree in Finance, Jamie brings 30+ years of senior-level experience across retail banking, lending, regulatory compliance, and financial software consulting. Jamie has six years’

BUDGET FOR EMERGENCIES Include a dedicated line item in your annual budget for emergencyrelated expenses. Planning ahead for costs such as debris removal, property protection, and safety measures can prevent financial strain during a crisis. 24

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

experience serving on her condominium’s Budget & Finance Committee with the current and last three years elected as a director. She is currently studying for her CAM’s license and looks forward to helping Sunrise Bank’s customers with their association deposit and lending needs. For more information, visit www.sunrise.bank.

COMMUNITY ASSOCIATION PROGRAM

Experience the Difference of Working with a Florida Based Bank

The CommuniTy Banking SoluTion for CommuniTy aSSoCiaTionS John Calpey

Mary Ann Sheriff

SVP/Business Development

SVP/Market Executive

407-693-0527 (o)

407-693-0606 (o)

407-920-1789 (m)

407-247-4887 (m)

associationservices@onefloridabank.com

ONEFLORIDABANK.COM

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

MANAGEMENT

Building a Better Board: Essential Education & Tools for Florida Community Leaders BY ASHLEY DIETZ, VP MARKETING, CAMPBELL PROPERTY MANAGEMENT

ongratulations on serving on your Board of Directors! Stepping into this role is an honorable commitment to the place you call home. While you bring invaluable professional experience to the table, Community Association Boards are very different in form and function than other corporate entities. They are essentially political organizations, run by unpaid volunteers, where every “shareholder” (resident) has a significant personal investment.

BUILDING THE BOARD: ROLES, AUTHORITY, AND STRUCTURE The Board of Directors is entrusted with managing the association’s business and common elements according to Florida statutes and governing documents. As a non-profit corporation, the Board executes essential duties without compensation. Effective communities are led by a Board with a clear mission.

DEFINING OFFICER RESPONSIBILITIES Perhaps the most challenging aspect is that residents will rarely agree on a common set of goals, and no matter how successful you may have been in other fields, succeeding in community governance requires specialized knowledge and a commitment to continuous learning.

•

We would like to provide you with a friendly breakdown of the association’s core structure and highlight the essential educational tools available to help you master your new role.

•

UNDERSTANDING THE COMMUNITY ASSOCIATION CONCEPT

•

The community association is the cornerstone of a planned residential community. Its core purpose is to bring continuity and order, preserve architectural integrity, and maintain common elements. A well-run association promotes “community” and protects property values by providing facilities often unavailable to individual residents. Membership is mandatory and requires homeowners to accept financial obligations and abide by governing rules for the betterment of the community. 26

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

•

President: The Chief Executive Officer (CEO) of the association. They execute contracts, serve as the official spokesperson, and preside over all official meetings. Vice President: Steps in when the President is absent and is often tasked with chairing substantive committees, such as architectural review or finance. Secretary: The official custodian of all association records. Their role includes ensuring accurate minutes are kept for all meetings and guaranteeing that members have appropriate access to official documents. Treasurer: The financial overseer. They are the custodian of the association’s funds and records, responsible for overseeing accounting practices, coordinating the annual budget development, and preparing necessary financial reports.

ESSENTIAL BOARD DUTIES As a collective, the Board is responsible for: Continued on page 27

MANAGEMENT • • • •

• •

Enforcing governing documents and establishing sound fiscal policies. Developing and approving the budget, establishing reserve funds, and setting assessment rates. Creating, publicizing, and enforcing rules and associated penalties. Selecting essential professionals (attorney, management company, auditor, insurance agent) and ensuring adequate insurance coverage. Appoint committees and delegate authority to them. Informing members of important decisions.

YOUR FIDUCIARY DUTY Board service is governed by a fiduciary relationship with the members. This relationship of trust mandates that every director act in good faith and always in the best interests of the association. Fiduciary duty requires directors to exercise due care and diligence within the scope of their legal authority.

CONTINUING EDUCATION: NEW FLORIDA REQUIREMENTS To promote greater community stability and safety, the Florida legislature has significantly changed education requirements for Condominium and HOA Board members: Condominium Directors: Condominium directors appointed or elected on or after July 1, 2024, must complete a four-hour certification within 90 days after being elected or appointed that covers the following topics: milestone inspections, structural integrity reserve studies, elections, recordkeeping, financial literacy and transparency, levying of fines, and notice and meeting requirements. Condominium directors appointed or elected prior to July 1, 2024, have until June 30, 2025, to complete the four-hour certification requirement. The certification is valid for seven years and does not have to be retaken during the seven-year period if the director serves without interruption. If the director serves for more than seven years, the certification must be retaken upon expiration of the seventh year. In addition to the certification, and within one year thereof and annually thereafter, directors must take a one-hour continuing education course relating to any changes during the past year to chapter 718, F.S. and the related administrative rules. HOA Directors: HOA directors appointed or elected on or after July 1, 2024, must complete education for new board members within 90 days after being elected or appointed. HOA directors appointed or elected prior to July 1, 2024, must complete education for new board members within four years if the director serves on the board without interruption during the four-year period. The new board member education is valid for four years and does not have to be retaken during the four-year period if the director serves without interruption. If the director serves for more than four years,

the certification must be retaken upon expiration of the fourth year. In addition to the new board member education, a director of an HOA association with fewer than 2,500 parcels must complete at least four hours of continuing education annually. A director of an HOA association with 2,500 or more parcels must complete at least eight hours of continuing education annually. Pursuant to section 720.3033(1)(a)3., F.S., all HOA directors, regardless of election or appointment date, may count a Board Member Certification toward the completion of their continuing education requirement once every four years.

YOUR TOOLBOX FOR SUCCESS: ESSENTIAL RESOURCES As you navigate this dynamic role, remember you don’t have to be an expert in everything. Campbell Property Management is committed to providing the resources to help you excel. We encourage you to utilize the powerful educational materials available through our website, making it easy to find everything you need in just a few clicks! Here are two essential resources you should explore: • Events: Check out our upcoming Condo and HOA board certification courses and CEU courses that meet the new Florida requirements. Visit CampbellEvents.org to sign up. • Florida Association News Blog: Get quick-read articles and the latest thoughts on community association topics and legislation in Florida. Access our Blog at readfan.org. By committing to the ongoing education found in these resources, you ensure the continued success and stability of your Florida condo or HOA.

Ashley Dietz has been handling the marketing at Campbell Property Management since 2013. She is a native Floridian who shines at building relationships and getting things done with a positive attitude. Ashley graduated Summa Cum Laude from Florida Atlantic University with her bachelor’s in communications in 2010. Prior to joining Campbell, Ashley handled marketing for a large credit union based in South Florida. She has always believed “knowledge is power” and has made it Campbell’s mission to offer free education in the form of in-person events and webinars as well as through their blog, Florida Association News (FAN), to Board Members and Property Managers of condos and HOAs throughout Florida. She has worked hard to spread the word about FAN, which currently has over 48,000 subscribers. For more information, call 954-427-8770, email contact@campbellproperty.com or visit www.campbellpropertymanagement.com. 2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

SAFETY & SECURITY

The Evolution of Gated Security:

Understanding the Remote Guarding Trend BY TRINA MOSER, AREA VICE PRESIDENT, DOYLE SECURITY SERVICES, INC.

community associations navigate the dual challenges of rising labor costs and the need for enhanced property oversight, a new trend is emerging in the residential security sector: Remote Guarding. This hybrid model is redefining the traditional gatehouse role by integrating artificial intelligence and off-site professional monitoring into daily operations.

FROM STATIC PRESENCE TO ACTIVE INTELLIGENCE The shift toward remote guarding represents a move toward a more proactive, data-driven framework. In this model, high-definition cameras equipped with artificial intelligence function as a force multiplier for the community. Unlike traditional motion sensors, these systems can distinguish between vehicles, pedestrians, and environmental movement in milliseconds. This allows for a more focused response:

much a financial strategy as it is a security one. As labor costs and minimum wage requirements continue to rise, many associations find that a hybrid approach allows them to maintain high-touch service during peak hours while utilizing technology for quieter overnight shifts. Furthermore, this trend supports a stronger risk-mitigation posture. By relying on established, automated protocols for entry and exit, associations can reduce the inconsistencies that occasionally arise from human error. When the focus is shifted to Observation and Reporting (O&R), the board receives a more accurate, data-backed view of property activity, enabling more informed governance and long-term planning. By understanding these technological shifts, CAI members can better evaluate how modern tools can support a stable, professional, and fiscally responsible environment for their residents.

•

Unbiased Documentation: Every interaction, from visitor verification to license plate recognition, is digitally logged, providing a level of objective documentation that manual logs often cannot match.

•

Tactical Deterrence: Through two-way audio, off-site professionals can provide an immediate verbal deterrent to unauthorized individuals, often resolving a situation before it requires a physical response.

•

Operational Unpredictability: Remote systems allow for “random electronic patrols,” creating an unpredictable pattern of oversight that is harder for intruders to bypass than a standard, timed patrol route.

specializing in the development of site-specific security

STRATEGIC GOVERNANCE AND RISK MITIGATION

(516)729-5571 or tmoser@doylesecurityservices.com. For more information on

From a board’s perspective, the adoption of remote guarding is as

their services, please visit www.doylesecurityservices.com.

Trina Moser is a security industry professional frameworks for high-density residential and commercial sectors. Her work focuses on integrating professional standards and risk-mitigation strategies to support complex property environments. She can be reached at

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

FINANCIAL STRENGTH MEETS INDUSTRY EXPERIENCE. At First Citizens Community Association Banking, we understand your unique industry. First Citizens Bank. Forever First.® Denine Barham, VP, Regional Sales Officer denine.barham@firstcitizens.com | 727-432-3311 FIRSTCITIZENS.COM/CAB

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

ELECTRONIC VOTING

Preventing Fraud in Your Community with Electronic Voting BY MARK DIPINTO, MARKETING MANAGER, GETQUORUM

hether speaking with a Community Association Manager (CAM), Board Member or Owner, one of the most common concerns we come across when discussing an upcoming election or Annual Meeting is how they can prevent potential voter fraud. We know that the overwhelming majority of CAMs, Board Members and Owners are good, honest people, and attempts of fraudulent behavior are few and far between. Regardless, we know the integrity of community governance needs to be ingrained into all of the processes used to make decisions at the board level, especially when it pertains to elections, Annual Meetings and other matters requiring input and voting from owners. That’s why it’s no surprise that more and more communities across Florida are interested in exploring electronic voting in hopes of improving security, transparency, auditability and simplicity to owner participation at Annual Meetings and elections to prevent potential fraud and ensure integrity in community governance. With that said, here are a few ways electronic voting ingrains integrity, security, transparency, audibility and simplicity into the governance of communities.

INCREASED PARTICIPATION Let’s start with simplicity and participation. When more owners are involved in voting, it becomes difficult for smaller groups with agendas to control the board. Increased participation also makes board members and property management more accountable, which is a good thing and is an important check on fraud. For these reasons, communities should always want as many of their owners 30

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

to participate in voting as possible. However, while it is beneficial for them to participate, a majority of owners don’t want to attend Annual Meetings, and many can’t, won’t or don’t know how to complete an advance ballot, making increasing owner participation a real challenge. As you can see, there is a direct correlation between simplicity and participation. For this reason, offering owners an easy-to-use electronic voting platform has become crucial to corporations looking to increase voter participation and ensure the accountability of votes cast.

ENHANCED SECURITY Electronic voting also creates a secure voting environment. Typically secured to an owner’s email address or via a pin or password, electronic voting is infinitely more secure than the traditional paper ballot processes. A majority of electronic voting platforms will also have proprietary security tracking, further enhancing the security of votes and significantly limiting potential tampering. And while current state legislation ensures that owners will always have the right to submit ballots in paper format, enabling owners who are unable to attend meetings to submit advance ballots electronically prior to the meeting; significantly reduces the number of paper ballots submitted when compared to situations when a paper ballot is the only means of voting. In our experience, paper ballot submissions make up only a small percentage of total ballots submitted when electronic voting is made available, significantly reducing opportunities for tampering, simplifying scrutinization, and strengthening the overall integrity of the voting process.

Continued on page 32

A Proven History of Management Excellence

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

ELECTRONIC VOTING IMPROVED ACCOUNTABILITY & TRANSPARENCY Last but not least, one of the most notable advantages of electronic voting in combating potential fraud is the transparency and auditability that is readily available when needed. Over the course of the 3,000 or so Annual Meetings and elections we have supported in the past year, we have seen at least a handful of meetings where detailed analysis of advance voting and live in-meeting voting was required; in addition to the request we’ve received to establish and report on meeting attendance, report on questions asked during meetings and a myriad of other things—in these situations, the ability to obtain the auditable records of who voted and when, almost instantly, is not only a notable time saver but also becomes crucial to piecing together contested or contentious elections and making decisions based on the results. All to say, preventing fraud in your community requires a holistic approach at every level of management. Ensuring that owners are able to participate in elections easily through secure, electronic methods, in reality, is only one small part of the bigger picture of preventing fraud. In my experience, developing processes for obtaining quotes, documenting approvals, using industry-standard RFP and project tendering are all critical to eliminating opportunities for fraud and ensuring the integrity of your community’s governance. All

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

board members and owners should also want and encourage their community to embrace strong governance policies; policies that protect everyone involved, from Property Management to the board to owners. All in all, leveraging solutions and practices that enhance transparency, auditability, security and accountability will keep the corporation on the right track to ensuring the integrity of your community’s governance.

Mark DiPinto is the Marketing Manager at GetQuorum, an industry-leading provider of virtual meeting, electronic proxy, voting, and notice distribution services. Through his experience, Mark has acquired an in-depth understanding of the challenges communities face in regard to governance and how integral leveraging the right technology is to the success of owner meetings and condominium governance. For more information, visit www.getquorum.com.

Planning for the future is complicated. Your reserve study shouldn’t be.

YOUR PROPERTY WELLNESS EXPERTS

We help associations maintain physical and financial health through education, ongoing support, and reserve studies tailored to your community’s unique priorities.

For a reserve study solution that works for you, contact us at reserveadvisors.com or (800) 980-9881.

A TRUSTED PARTNER FOR COMMUNITY ASSOCIATIONS Sherwin-Williams understands the needs of HOAs and has the products and services to ensure long-lasting curb appeal and easy maintenance. From premium paints that provide performance and protection to color design services, on-site assistance, maintenance manuals and more — we’re here to help throughout the state of Florida.

Orlando Metro District Amber Schmidt Community Association Specialist The Sherwin-Williams Company

(352) 504-9079

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

FIRE SAFETY

Fire Safety for Condominium Buildings BY GARY PORTER, FMP, RS, RRC, CPA, FACILITIES ADVISORS- FLORIDA OFFICE

hen the Palisades and Eaton Fires swept through Los Angeles County in January 2025, more than 16,000 homes and buildings were destroyed within 48 hours. For condominium and townhome communities—where buildings are close together and maintenance responsibilities are shared— the fires provided a powerful reminder: preparation and building resilience often determine whether structures survive. Following the fires, the Insurance Institute for Business & Home Safety (IBHS), working with CAL FIRE, conducted detailed investigations to understand why some buildings survived while others were lost. Their findings highlight practical lessons for community associations and property managers. While there is a much higher risk of wildfires in California, many of the same principles apply to buildings in other regions, including Florida. Different hazards expose similar vulnerabilities in buildings and communities. Whether the threat is fire or wind, resilience depends on strong construction, consistent maintenance, and reducing hazards around structures. 34

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

RISK OFTEN STARTS CLOSE TO THE BUILDING One of the clearest findings from the IBHS investigation was that many buildings ignited because combustible materials were located too close to the structure. Everyday items such as trash bins, patio furniture, wood decks, pergolas, and dense landscaping became fuel when embers landed nearby. Vegetation along walls or fences also created pathways that allowed fire to move from structure to structure. Florida communities may not experience wildfire conditions as often, but the same principle applies during hurricanes. Loose outdoor items, poorly maintained landscaping, and debris accumulation can become wind-driven projectiles or create additional damage during storms. In both cases, hazards located closest to buildings often create the greatest risk.

MAINTENANCE AND HOUSEKEEPING MATTER One encouraging takeaway from the IBHS investigation is that many Continued on page 35

FIRE SAFETY effective protective measures involve routine maintenance rather than expensive construction. Community associations can reduce risk significantly by focusing on practical steps such as: » Keeping the immediate area around buildings clear of combustible materials » Controlling vegetation density and trimming landscaping regularly » Relocating trash bins and storage away from structures » Removing debris from roofs and gutters » Installing ember-resistant vents or fine mesh screening These steps help prevent ignition during wildfires and also reduce storm damage risks in hurricane-prone regions like Florida.

STRONG BUILDINGS PERFORM BETTER The investigation also showed that buildings perform best when multiple protective features work together. Structures with only one resilient feature often still failed when fire exploited another vulnerability. For community associations, this reinforces the importance of strengthening buildings as part of long-term planning. Many improvements that enhance wildfire resistance also improve performance during hurricanes and severe storms. Associations should consider upgrading roofs, windows, and doors during normal replacement cycles. Incorporating stronger materials and improved installation methods during scheduled maintenance avoids large one-time costs while steadily improving building resilience. Other improvements may include enclosing roof eaves, installing durable exterior materials, and maintaining high-quality roofing systems.

A COMMON FOUNDATION FOR DISASTER PREVENTION Although hurricanes and wildfires are very different hazards, effective prevention strategies share the same foundation: » Strong buildings designed and maintained to withstand extreme conditions » Good maintenance that reduces vulnerabilities before disasters occur » Controlled landscaping that avoids creating fuel or debris hazards » Elimination of hazards near structures, especially within the immediate area around buildings » Coordinated community planning that aligns maintenance, landscaping, and capital improvements When communities focus on these fundamentals, they significantly improve their ability to withstand disasters.

PREPARING BEFORE THE NEXT EMERGENCY Wildfires in California and hurricanes in Florida may occur under different conditions, but both reveal the same truth: disasters expose existing weaknesses. The encouraging lesson from the IBHS investigation is that preparation works. Communities that reduce hazards, maintain their buildings, and strengthen vulnerable components consistently perform better than those that wait until after a disaster occurs. For community associations, the best time to act is before the next emergency. By incorporating resilience into maintenance programs, landscaping policies, and capital planning, communities can reduce risk and protect both property and residents. Whether facing wildfire or hurricane, the path to safer communities begins with the same approach: strong buildings, good maintenance, and thoughtful preparation.

THE IMPORTANCE OF COMMUNITY COORDINATION Another important lesson from the California fires is that resilience depends on the entire community, not just individual buildings. In many neighborhoods, buildings with similar construction experienced different outcomes based on how surrounding properties were maintained. In condominium and homeowners associations, landscaping policies, maintenance standards, and capital planning decisions affect every building in the community. Cooperation between residents, boards, and managers plays a critical role in reducing risk.

Gary Porter, FMP, RS, RRC, CPA is CEO of Facilities Advisors International, a reserve study and maintenance consulting company. He has been performing reserve studies in Florida for more than twenty years. Facilities Advisors provides reserve study and maintenance

This is especially true in Florida, where hurricane preparedness also requires coordinated action—securing outdoor items, maintaining trees, and preparing buildings for severe weather.

planning services nationwide and has been serving the community association industry since 1982. Mr. Porter was CAI president in 1998. For more information, visit facilitiesadvisors.com. 2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

SECURITY

Your Community’s First Impression Starts at the Gate BY BARRY CAPLAN, CEO, ACCESS MANAGEMENT

hink about the last time you checked into a truly great hotel. Before you even reached the front desk, something made you feel at ease — the doorman who nodded as you pulled up, the effortless way everything was already in motion. That experience didn’t happen by accident. It was designed. And it started at the entrance. Now think about the communities you manage. What does the entry experience feel like for the people who live there? What does it feel like for their guests, their vendors, their family members who visit on weekends? Because in many communities, that entry point — the gate, the intercom, the access system — is the single most repeated interaction a resident has with management. Every. Single. Day. I spent the first chapter of my career working in hotels and resorts, where access management wasn’t just a security function — it was a hospitality function. The way you welcome someone onto a property sets the tone for everything that follows. When I made the move into the property management industry, that belief came

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

with me. And after more than 20 years in this space, I’m more convinced of it than ever.

THE HIDDEN COST OF OUTDATED ACCESS The plastic key fob had a good run. But for most communities, it’s quietly become a source of frustration and risk. Residents lose them. They share them. They forget to turn them in when they move out. Sticker remotes fade and get cloned. PINs get passed around. And through all of it, property managers are left with little to no real visibility into who is actually coming and going. The operational load this creates is real. Reissuing credentials, troubleshooting gate malfunctions, fielding calls from residents locked out at 10 p.m. — it adds up fast. And in communities that rely on staffed gatehouses, turnover and human error introduce their own layer of unpredictability. The tools many communities still rely on simply weren’t designed for the scale and complexity of what Continued on page 38

Founded in 1973, our attorneys have always been pioneers, boldly breaking new ground and taking unconventional approaches to tough legal challenges. Today our attorneys have tremendous expertise and depth of strength in Community Association and Construction matters. JoAnn Nesta Burnett

Elizabeth A. Lanham-Patrie

jburnett@beckerlawyers.com

bpatrie@beckerlawyers.com

S. David Cooper

Kaylin Martinelli

sdcooper@beckerlawyers.com

kmartinelli@beckerlawyers.com

Aaron K. Crews

K. Joy Mattingly

acrews@beckerlawyers.com

kmattingly@beckerlawyers.com

Christine DiFillippo

Brandon R. McDowell

cdfillippo@beckerlawyers.com

bmcdowell@beckerlawyers.com

Yeline Goin

David M. Milton

ygoin@beckerlawyers.com

dmilton@beckerlawyers.com

Claramargaret H. Groover

Robyn M. Severs

cgroover@beckerlawyers.com

Patrick C. Howell

rsevers@beckerlawyers.com

Jake Herrel

Office Managing Shareholder phowell@beckerlawyers.com

Gary M. Schaaf

jherrel@beckerlawyers.com

gschaaf@beckerlawyers.com

Scott Kiernan

John W. Windle

skiernan@beckerlawyers.com

jwindle@beckerlawyers.com

Florence King

florenceking@beckerlawyers.com

beckerlawyers.com 407.875.0955

· Painting · Repairs · Interiors/Exteriors

407.676.1470

www.AllStephens.com

Leave it to Stephens

· Pressure Washing · Industrial Coatings · Pool Deck Restoration

Commercial & Residential • Licensed & Insured 2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

SECURITY property management looks like today.

WHAT MODERN ACCESS CONTROL ACTUALLY DELIVERS The good news is that the technology available to communities today is genuinely impressive — and far more accessible than most people expect. Here’s what’s reshaping the access management landscape right now: License Plate Recognition (LPR): A resident pulls up, and the gate opens — no fob, no remote, no fumbling. The vehicle is recognized automatically, and every entry is logged with a timestamp. Visitors can be pre-registered in advance, and the system handles the rest. It’s frictionless for the resident and audit-ready for the manager. Cloud-Based Management: Property managers can update access permissions, pull reports, or respond to an access issue from anywhere — without needing to be on-site. Residents can manage their own household access through a mobile app, adding family members or granting temporary entry to a contractor or delivery driver without ever calling the office. AI-Powered Monitoring: Today’s systems don’t just record what happens — they flag what matters. Repeated failed access attempts, tailgating, or unusual activity patterns can trigger an alert before a situation escalates. It shifts security from reactive to proactive, which changes the dynamic entirely. Digital Visitor Management: Guests receive a QR code or are added to a pre-approved list. Time-limited passes expire automatically — a house cleaner authorized for Tuesday morning can’t re-enter on Thursday night. Every visit is tracked, and the clipboard at the guard shack becomes a thing of the past.

incident investigations, inform staffing decisions, and provide the kind of documentation that protects management companies when questions arise. When you can see exactly how your entry points are being used, you’re in a much stronger position to manage them — and to have confident conversations with the communities you serve.

THE TRANSITION IS EASIER THAN YOU’D EXPECT The most common hesitation I hear from property managers is that upgrading an access system sounds expensive and disruptive. In most cases, it’s neither. Many modern systems are designed to integrate with existing infrastructure — gate hardware, cameras, and intercoms can often be incorporated rather than replaced. Cloudbased platforms eliminate the need for expensive on-site servers, and phased implementations can begin delivering results within weeks. What matters most is choosing a provider who approaches your community the way a good concierge approaches a guest — by listening before recommending. A 40-unit condominium and a 600-home gated community don’t have the same needs. The right solution starts with understanding what’s actually happening on the ground, not just pitching the newest product. Access management is one of the few touch points in a community that residents experience every single day — sometimes multiple times a day. That’s not a security checkbox. That’s an opportunity. And the communities that treat it like one are the ones where people genuinely love where they live. Because at the end of the day, the gate isn’t just a barrier. It’s a welcome.

SECURITY IS THE FLOOR, NOT THE CEILING Here’s something worth sitting with: the communities where residents are happiest aren’t always the ones with the most impressive amenities. They’re often the ones where the day-to-day experience is simply frictionless. When access works the way it should, nobody calls to complain about it. Nobody sends an email at midnight because their fob stopped working. Nobody has to explain to their visiting parents why they can’t get through the gate.

Barry Caplan is the owner and CEO of Access Management; a property management company built on a foundation that sets it apart from the rest. Barry also

In hospitality, we always said the best service is the kind guests never have to notice — because everything just works. That same principle applies here. Smart access systems remove daily friction from residents’ lives, and that has a direct impact on satisfaction, retention, and the overall reputation of a community.

owns and operates Access Hotels and Resorts, giving him over 20 years of real-world experience running properties where hospitality isn’t a buzzword — it’s a business requirement. It was that hands-on background that inspired him to launch Access Management with a simple but powerful belief: that residents of a community deserve the same warmth, attentiveness, and seamless experience

Modern access platforms also give property managers something they’ve historically lacked: visibility. Detailed access logs support 38

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

that guests expect at a great hotel. “Hospitality is our foundation. Your happiness is our focus.” For more information, visit accessdifference.com.

Every community management company is unique. Our experts tailor solutions to meet and exceed your needs.

Discover a bank that knows your industry as well as you do and experience the white-glove service you deserve. Explore our high-touch service,

Tyler Morton HOA Sales Support (772) 696-1566 tmorton@allianceassociationbank.com

Paul Knuth

and banking solutions.

Senior Vice President (407) 865-4800 pknuth@allianceassociationbank.com

allianceassociationbank.com

Alliance Association Bank, a division of Western Alliance Bank. Member FDIC.

backed by powerful technology

610 Orange Blossom Drive Winter Haven, FL 33880 407-785-4410 austin@operationpaint.com

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

RESERVES

The New Transparency Era: How Reserve Studies Became a Community Reputation Issue BY NICK BRENNEMAN, VICE PRESIDENT OF SALES, K-7 DESIGN, INC. For years, communities were often judged by two things: curb appeal and low monthly dues. Today, that’s changing. Increasingly, communities are being evaluated by something less visible but far more important: the quality of their planning. Reserve Studies and Structural Integrity Reserve Studies (SIRS) have moved beyond being internal planning documents or statutory requirements. They are now influencing financing conversations, insurance scrutiny, buyer confidence, board credibility, and even long-term property values.

and monthly assessments than long-term infrastructure planning. But over the last several years — especially in Florida — reserve funding and deferred maintenance have moved into the spotlight. » Buyers are asking more questions. » Lenders are reviewing communities more carefully. » Insurance carriers are paying closer attention. » Boards are under greater pressure to justify decisions and communicate clearly. As a result, reserve studies are no longer sitting quietly in the background. They are becoming part of how communities are perceived from the outside looking in.

And perhaps most notably, they are shaping a community’s reputation.

“In many cases, communities with strong reserve planning are beginning to stand out for the right reasons.”

Whether we realize it or not, we’ve entered a new era of transparency in the association industry.

Not because they necessarily have the lowest fees. Not because they never face difficult projects.

Not long ago, reserve conversations often happened quietly in board meetings or budget workshops. Many owners rarely reviewed reserve schedules. Buyers focused more on aesthetics, amenities, 40

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

Continued on page 42

We’ve got you COVERED for your COMMUNITY ASSOCIATION needs. Centennial Bank is dedicated to meeting your Community Association needs. With an industry focused team of professionals, a full suite of products and over 60 locations from the Florida Keys to the Alabama Gulf Coast, Centennial Bank is sure to be the right bank for you and your association needs.

Contact our team

TODAY!

Ron Peck

Sheila McKenna

RPeck@my100bank.com 561.354.4287

SMcKenna@my100bank.com 727.333.4614

CAM, CAI Educated Business Partner Loans subject to credit approval. Certain transaction fees, limitations and requirements may apply. Refer to product terms and conditions or see Bank for details.

CAM

MY100BANK.COM

A Home BancShares Company (NYSE: HOMB)

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

RESERVES » »

Create more realistic budgeting conversations Better understand infrastructure risk before it becomes visible to everyone else

That last point is especially important. Some of the most expensive problems associations face are not necessarily the result of sudden failures. Often, they stem from years of delayed visibility — where issues existed, but clarity did not. A quality reserve study helps bring clarity earlier in the process. And increasingly, communities that embrace that transparency are positioning themselves more favorably for the future. This does not mean every association needs perfect funding overnight. Nor does it mean every difficult reserve conversation disappears with a new report. But because they demonstrate organization, intentionality, and preparedness.

But it does mean the industry is evolving.

For years, many communities operated under the assumption that keeping assessments artificially low was always the goal. In reality, low dues sometimes masked deferred maintenance, underfunded reserves, or difficult conversations that simply had not happened yet.

The communities that will likely navigate the coming years most successfully are not necessarily the ones that avoid difficult conversations. They are the ones willing to approach them proactively, communicate clearly, and make informed decisions before options become limited.

Today, the market is becoming more sophisticated.

That is where reserve studies are quietly changing the conversation. They are no longer just about components, useful life tables, or statutory compliance.

“Owners, buyers, and industry professionals are beginning to recognize that predictability has value.” A well-prepared reserve study communicates something deeper than numbers on a spreadsheet. It tells a story about how a community approaches stewardship, risk, and long-term decision-making.

They have become indicators of governance quality, operational maturity, and community confidence. And in today’s environment, those things matter more than ever.

Handled well, reserve planning creates confidence. Handled poorly, it creates uncertainty that tends to undermine everything around it. What makes this moment particularly interesting is that reserve studies are no longer viewed strictly as “future planning” tools. In many ways, they are becoming present-day operational documents that influence decisions happening right now.

Nick Brenneman is Vice President of Sales at K-7 Design, Inc., where he works with community associations, developers, and industry partners across the country

We are seeing communities use reserve studies to: » Prioritize phased projects more strategically » Improve communication with owners » Support financing and insurance discussions » Reduce the likelihood of reactive decision-making 42

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

on reserve studies, Structural Integrity Reserve Studies (SIRS), and long-term capital planning. With more than a decade in the reserve study industry, he focuses on helping communities approach reserve planning with clarity, practicality, and a long-term perspective. For more information, visit k-7design.com.

Be sure to update

your board’s member names, titles (President, Vice President, Treasurer, Secretary, and Board Member), and contact information to ensure your board members receive all the latest CAI member benefits!

Update today: ONLINE at www.caionline.org EMAIL addresschanges@caionline.org MAIL to CAI, P.O. Box 34793, Alexandria, VA 22334-0793

Have your community association board members changed since last year?

Information and tools for condominium and homeowners association leaders VISIT WWW.HOARESOURCES.COM TO GET: z Practical advice on HOA & condo issues z Resources to share with residents z New content updated regularly Share www.HOAresources.com with your neighbors, friends, family, and co-workers today!

2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

TOPIC LANDSCAPING

Creating a Community Landscape Vision: Moving Beyond Mow, Blow & Go BY JAMES AMBUEHL, BUSINESS DEVELOPMENT MANAGER, CONTINUUM SERVICES

everal years ago, during an initial site visit with a large homeowners association, I asked the Board a simple question: “What is most important to you regarding the landscape of your community?” The Board members looked at one another for a moment before responding. “We want a community where residents and guests drive onto the property and feel good about where they live.” It was not the answer I expected. They did not talk about mowing frequency, shrub pruning, flower rotations, or irrigation repairs. They talked about the experience they wanted residents to have every day when they entered their community. I followed with another question. “How important is reducing landscape costs?” Their response was equally insightful. “Cost is definitely important, but it’s not the most important thing.” That conversation changed the way I viewed community landscaping. It reinforced an important distinction I have observed throughout my career: average communities have landscape contracts, while exceptional communities have landscape visions. A landscape contract defines the services to be performed. A landscape vision defines the outcome the community hopes to achieve. 44

C E N T R AL F L O R I D A T I M ES | 2 ND Q U A R TER 2 0 2 6

One community I recently visited immediately stood out from the moment I arrived at the entrance. It wasn’t because of an elaborate fountain or extravagant landscaping. What impressed me most was the attention to detail. The monument signage was clean and wellmaintained. Decorative lamp posts, freshly painted gates, and crisp curb lines reflected a community that took pride in its appearance. As I continued through the property, I realized what made the community feel special. Every element worked together to create a positive first impression. The landscape, hardscape, lighting, signage, and maintenance standards all supported a common goal: creating an environment that residents could be proud to call home. The experience reinforced an important lesson. The landscape vision is not limited to plants, turf, and irrigation.

RECOGNIZING WHEN A COMMUNITY HAS FALLEN INTO MAINTENANCE MODE Over the years, I have provided landscape services to homeowner’s associations. One observation has remained consistent regardless of property type: it is usually easy to recognize when a community has shifted from pursuing excellence to simply maintaining the status Continued on page 45

LANDSCAPING quo. When a landscape loses its vibrancy, it often loses its ability to create pride and a positive impression. The property may still be receiving landscape maintenance services. Grass is being mowed. Shrubs are trimmed. Weeds are being controlled. One of the first signs of maintenance mode is the gradual elimination of horticultural programs that support plant health and appearance. Fertilization programs may be reduced or eliminated. Shrub beds receive less attention. Turf begins to lose its rich color and vigor. Seasonal flower rotations are discontinued. Over time, the landscape may remain functional, but it no longer feels inviting or memorable. Another common indicator is when landscape discussions become focused exclusively on cost reduction rather than long-term value. While fiscal responsibility is important, communities that continually reduce investment in landscape enhancements often discover that the property’s appearance begins to decline. Residents notice the difference, even if they cannot identify the specific reasons. Communities with a landscape vision take a different approach. They view the landscape as one of the community’s most visible assets and commit to preserving its health and appearance. This often includes a comprehensive horticultural program that supports turf and shrub fertilization, integrated pest management, seasonal color enhancements, irrigation management, and proactive landscape improvements. The difference between a landscape that is merely maintained and one that is actively stewarded is often the difference between a community that looks average and one that residents are proud to call home.

THE BOARD’S ROLE IN CREATING A LANDSCAPE VISION The most successful communities often shared one important characteristic: engaged leadership. The best boards demonstrated a genuine commitment to the communities in which they lived. There was a sense of pride and ownership that extended beyond individual homes and focused on the overall appearance and experience of the community.

needs, discuss priorities, and provide recommendations. What impressed me most about these boards was their willingness to ask questions. Rather than viewing the landscape contractor as simply a service provider, they viewed them as a resource. They invited landscape professionals to meetings, listened to suggestions, explored opportunities for improvement, and sought expert input before making decisions. The result was often a true partnership. When a board, committee, management team, and landscape contractor become aligned around a shared vision, remarkable things can happen. A landscape vision does not begin with plants, irrigation, or maintenance schedules. It begins with leadership, communication, and a shared commitment to creating a community that residents are proud to call home.

CONCLUSION Landscape is one of the most visible and important assets within a community. Communities that invest in their landscape create more than curb appeal, they create pride, a sense of well-being, and an environment that residents are proud to call home. Think about the resident who wakes up in the morning, pours a cup of coffee, steps onto their front porch or back patio, and takes in the view around them. There is a certain feeling that comes from knowing you live in a community that is cared for. Boards do not need to be horticultural experts to create that experience. What they do need is a willingness to collaborate, ask questions and listen to ideas. Ultimately, a landscape vision is not about mowing, blowing, or trimming. It is about creating a community that people are proud to come home to every day.

James Ambuehl is a Business Development Manager with Continuum Services and has more than 30 years

These boards communicated proactively with one another and met regularly to discuss community matters. Meetings followed established agendas, priorities were clearly identified, and decisions were made with the long-term interests of the community in mind.

experience

serving

homeowners

associations,

multifamily communities, resorts, and commercial properties throughout Central Florida. Throughout his career, he has worked closely with community boards and managers to develop landscape programs that

When it came to landscape management, there was usually a designated point person. In smaller communities, this was often a landscape chairperson. Larger communities frequently established landscape committees that worked alongside the board to evaluate

enhance curb appeal, resident satisfaction, and long-term property value. James is passionate about helping communities create landscape visions that foster pride, stewardship, and a positive resident experience. For more information, visit ContinuumServices.com. 2ND QUAR T ER 2026 | CENT RAL FL O R I DA TI ME S

LEARN MORE AT CAICF.ORG/RESOURCES/MEMBERSHIP