Summer/Fall 2025

THE Summer/Fall 2025

1

THE BEACON

DIAMOND SPONSOR SHOWCASE

2025

In this Issue Presidents Message . . . . . . . . . . . . . . . . . . . . . . . . 4 Welcome New Members . . . . . . . . . . . . . . . . . . . 5-6 Deeley Insurance Group . . . . . . . . . . . . . . . . . . . . . 6 SI Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Maryland and Delaware Hidden Treasures . . . . . . . . . 8-9 2025 PMDP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Davis|Agnor|Rapaport|Skalny Attorney at Law . . . . . . . . 10 Financial Hardship Relief for Reserve Funding . . . . . . . . 11 Sponsors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Delmarva Expo - Booths and Sponsorships . . . . . . . . . . 13 Community Spotlight: Bulle Rock . . . . . . . . . . . . . . 14-15 Annual Symposium & Expo . . . . . . . . . . . . . . . . . . . 16 DMA Reserves . . . . . . . . . . . . . . . . . . . . . . . . . . 17 The Role of Energy Audits . . . . . . . . . . . . . . . . . . 18-19 Pinnacle Financial Partners . . . . . . . . . . . . . . . . . . 20 Members in the News . . . . . . . . . . . . . . . . . . . . . . 21 Changes to BEPS Benchmarking Requirements . . . . . . . 21 Annual Golf Outing . . . . . . . . . . . . . . . . . . . . . . 22-24 Park Heights Roofing . . . . . . . . . . . . . . . . . . . . . . .25 Changes in How to Handle Your Community Elections . . . 26 JAB AI Solutions . . . . . . . . . . . . . . . . . . . . . . . . . 27 Connie Phillips Insurance . . . . . . . . . . . . . . . . . . . .27 Unpacking the Future of Cummunity Elections . . . . . . . 28 D.H. Bader Management . . . . . . . . . . . . . . . . . . . . .29 Beacon Advertising . . . . . . . . . . . . . . . . . . . . . . . .29 Structural Restoration Services . . . . . . . . . . . . . . . . .29 2025 Crab Feast . . . . . . . . . . . . . . . . . . . . . . . . . 30 Pay Now/Pay Later - Proactive Capital Projects . . . . . 31-32 Cardinal Management Group . . . . . . . . . . . . . . . . . .32 Save the Date - Annual Social . . . . . . . . . . . . . . . . . .33 Edwards Lawn & Landscaping . . . . . . . . . . . . . . . . . 33 National Working Parents Day - A Celebration . . . . . . . 34 Minkoff Company . . . . . . . . . . . . . . . . . . . . . . . . .35 Past Chapter President Profiles . . . . . . . . . . . . . . . . 36 Marley Glen School Clean Up . . . . . . . . . . . . . . . . . 37 Rees Broome, PC . . . . . . . . . . . . . . . . . . . . . . . . .37 Delmarva Expo Attendee . . . . . . . . . . . . . . . . . . . 38 NAContracting . . . . . . . . . . . . . . . . . . . . . . . . . . 39 2025 Events . . . . . . . . . . . . . . . . . . . . . . . . . . . 40

EXECUTIVE BOARD President Vice-President Secretary Treasurer

DIRECTORS

Jennifer Melson, CMCA, AMS Premier Community Association Management Michelle Jones, CMCA, AMS, PCAM, LSM Lake Linganore Association

Rebecca Clemson-Petrik, CMCA, AMS, PCAM, FirstService Residential Hillary Collins, Esq., Rees Broome, PC

B.K. Swartwood, CMCA, AMS, PCAM, Montego Bay Civic Association

COMMITTEE CHAIRS & VICE CHAIRS Communications

Delmarva

Education

EXPO

Golf

Magazine

Chesapeake Region Chapter of CAI

This publication attempts to provide CAI’s membership with information on community association issues. Authors are responsible for developing the logic of their expressed opinions and for the authenticity of all presented facts in articles. CAI does not necessarily endorse or approve statements of fact or opinion made in these pages and assumes no responsibility for those statements. This publication is issued with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal advice or other expert assistance is required, the services of a competent professional should be sought. Permission to reprint articles in Beacon may be granted only after receiving prior written approval from the CED of CRC/CAI.

Cynthia McKoin Potomac Ridge Condominium, Inc.

James Anderson, PE, Becht Engineering BT

Legislative

Valerie Lykins, Executive Director Angela Marsh, Marketing and Events Manager Mahogani Brevett, Administrative Specialist PO Box 6838, Columbia, MD 21045 Office Line: 410-348-1534 • Membership Line: 410-505-8746 Office: contact@caimdches.org • Membership: membership@caimdches.org www.caimdches.org

Gary Saylor Atlantic Maintenance Group

Membership Engagement

Social

Adam Smith, Chair Level Green Landscaping

Vince Scarfo, CMCA, Vice-Chair Clear: Restoration and PreDisaster Consulting Lisa Meck, CMCA, AMS, PCAM, Chair Carl M. Freeman Companies

Stephan Kaganzev, CMCA, AMS, PCAM, Vice-Chair FirstService Residential Staci M. Gelfound, CMCA, AMS, PCAM, Chair WPM Real Estate Management, AAMC Beth Brittingham, PCAM, Vice-Chair Alliance Association Bank Ellen Throop, Esq., Chair Rees Broome, PC.

Dani Bressler, CAS, EBP, Vice-Chair Toepfer Construction Co., Inc.

Chase Hudson, CIRMS, CISR, EBP, Chair Sahouri Insurance T.J. Socks, Vice-Chair Becht Engineering BT

Karen Fooks, CMCA, AMS, PCAM, Chair Community Management Corporation/Associa Renee Dubois, Vice-Chair Village of River Hill

Jedd Narsavage, LEED AP, Chair GreenSweep, LLC

Dawn Lewis, CMCA, AMS, Vice-Chair Property Management People, Inc. Beth Bencivenni, Chair RestoreCore

Don Plank, PCAM, Vice-Chair Pinnacle Financial Partners Eddie Ramos, Chair Atlantic Maintenance Group

Ashley Zayas, CMCA, AMS, Vice-Chair Tidewater Property Management

PRESIDENT’S MESSAGE When storms roll across the plains move through it quickly and emerge stronger on the other side.

As I step into the role of President of the Chesapeake Region Chapter CAI, I want to begin by expressing my deepest gratitude to each and every one of you. This chapter thrives because of your unwavering dedication, passion, and commitment to our shared mission. It is truly an honor to serve as your President, and I am incredibly excited for all that we will accomplish together.

Our recent Golf Outing at Norbeck Country Club was nothing short of spectacular. The camaraderie, the laughter, the friendly competition—it reminded me of the strong sense of community that makes this chapter so special. Thank you to everyone who participated, and especially to those who worked so hard behind the scenes to make the day such a memorable success.

And what an incredible time we had at the Crab Feast at Kurtz’s Beach! From the beautiful setting to the unbeatable food and friendship, it was a perfect celebration of summer and the bonds we continue to build. I want to extend a heartfelt thank you to all who helped plan, organize, and attend—your efforts did not go unnoticed.

As we look ahead, I want to leave you with a thought that resonates deeply with me: Be a bison. When storms roll across the plains, most animals run away, prolonging their time in the turmoil. But the bison faces the storm head-on, moving through it quickly and emerging stronger on the other side. As a Chapter—and as individuals—I know we will continue to face every challenge and opportunity with that same strength, courage, and forward momentum.

With gratitude and anticipation,

Gary Saylor

Gary Saylor President, CAI Chesapeake Chapter President, Atlantic Maintenance Group

4

THE BEACON

Ms. Kerry Angelos

Welcome new members

Mrs. Susan Awalt Montego Bay Civic Association Shannon Backus Legum & Norman Mr. Steve Bellwood Bay Crossing Homeowners Association Inc. Mrs. Kelly Benton Montego Bay Civic Association Mr. Donny Bradshaw Montego Bay Civic Association Gary Brager 2 700/2800 Stone Cliff Condominium Mr. George Brown Highpointe Condominiums Mrs. Kathleen Burns Ocean Hideaway Mr. Jeff Busch The Cove Creek Club Jessica Carpenter FirstService Residential Delaware Amar Chattu Fairways at Turf Valley Neighborhood Association, Inc. Ms. Lorena-Belle Christian River Run Condominium I Mrs. Monica Cofiell Montego Bay Civic Association Billing Contact 2700/2800 Stone Cliff Condominium

Ms. Patricia Drago Senators Homeowners Association, Inc.

Steven Levin Governors Condominium Association

Maria Epps Greenbrook Estates Homeowners Association

Kathy Lindstrom Baymont Farms Homeowners Association

Sharon Featherstonell Sea Gate Condominium

Ms. Scarlett Loewe Dulaney Towers Maintenance Corporation

Tara Finerty Legum & Norman

Ms. Nia Louloudes Montego Bay Civic Association

Mr. Chuck Gladstone Ocean Hideaway

Ms. Rhoda Mancuso American Community Management

Daniel Grady Fairways at Turf Valley Neighborhood Association, Inc.

Chris Maus FiveCircle Property Management

Mr. Bill Graham River Run Condominium I

Carrie McCubbin MRA Property Management, Inc.

Allison Hayden Stoneridge Condominium

Melva McKenzie Stoneridge Condominium

Ms. Evelyn Helvey River Run Condominium I

Ms. Eileena Miley Governors Condominium Association

Mr. Tom Holzer Marsh Farm Estates

Daniel Miller River Run Condominium I

Mr. Christopher Hoolehan Governors Condominium Association

Mr. Jim Mohney Bay Crossing Homeowners Association Inc.

Mr. Mike Inman Bay Crossing Homeowners Association Inc.

Mr. Nick Newman Newman Certified Public Accountant PC

Mr. Bob Jackey Bay Crossing Homeowners Association Inc.

Ale Nitin Fairways at Turf Valley Neighborhood Association, Inc.

Mrs. Teasa Johnson

Mr. Bart O’Brien Montego Bay Civic Association

Yvonne Jung Ocean Hideaway

Kathy jo Corea Legum & Norman

Ronald Ketner Waverly Woods West HOA

Mr. Max Crispell Millennial Pool Management

Michael Kinhart River Run Condominium I

Mr. Mitchell Daniels

Sharonda Knight Legum & Norman

Mr. William Dimondi Canal Corkran Homeowners Association Mr. Chris DiPaolo Montego Bay Civic Association Mr. Mark DiPinto GetQuorum Kim Dixson River Run Condominium I S U MME R/FA L L 20 25

Mrs. Maryann Kutz Montego Bay Civic Association Linette Lacy

Caroline Laufer Stoneridge Condominium Mr. Steve Leven 2700/2800 Stone Cliff Condominium

Jan Perriens Snowden Overlook Community Association Anne Postich Focus Telecommunications Raj Razdan 2700/2800 Stone Cliff Condominium Mr. David Rhoten Sea Gate Condominium Ms. Nancy Rouse Villages at Herring Creek Rory Russell 2700/2800 Stone Cliff Condominium Stuart Sagal 2700/2800 Stone Cliff Condominium 5

Welcome new members

Tracy Santamaria MRA Property Management, Inc.

Sam Taylor 2700/2800 Stone Cliff Condominium

Ava Vansickler Professional Community Management

Purushotam Shrestha Eva Mar Homeowners Association

Ms. Stephanie Thomopoulos Ocean Hideaway

Mrs. Kristin Walbert Tecta America East, LLC.

Ms. Lynne Southmayd Governors Condominium Association

Nancy Thumma Legum & Norman

Sudhir Wanmali Kendall Overlook Condominium

Vicki Stoltz River Run Condominium I

Miss Roxie Tingle Legum & Norman

Mr. Stuart Wilkinson PropFusion

Ms. Robin Storey First Century Bank

Zachary Towers Ruff Roofers

Theresa Wilson Legum & Norman

Ms. Maria Suls English Run Homeowners Association

Beatrice Tripps 2700/2800 Stone Cliff Condominium

Catie Windsor SVN Miller Commercial Real Estate

Mr. Mark Swanlond The Cove Creek Club

Mr. Todd Unger Sea Gate Condominium

WE KNOW

CONDOS We insure more than 550 Condominiums and Community Associations!

Feel the Deeley Difference: • 8-Person, In-House, Dedicated Community Association Team • Best-in-Class Board Member and Unit Owner Support: - We attend Board Meetings and Annual Homeowner Meetings - We Audit Your Existing Policies Against the Governing Documents - Printed & Digital Community Association Newsletters

• Seamless Claims Processing

Visit deeleyinsurance.com Call or Text 410-213-5600

• Extensive Experience with Coastal Property and Difficult-to-Place Risks

6

THE BEACON

NSOR PLATINUM SPO SHOWCASE

2025

S U MME R/FA L L 20 25

7

MARYLAND AND DELAWARE TREASURES The Charm of Covered Bridges MARYLAND COVERED BRIDGES JERICHO BRIDGE Thomas F. Forsyth built the 99-foot Burr truss bridge in 1865, connecting the mill towns of Franklinville and Jerusalem Mill. The bridge was built to facilitate travel between the cotton mills of Jericho, a spade factory, and wrought iron works in Franklinville, and the flour mills and blacksmith shops in Jerusalem. The Jericho Covered Bridge is an example of the Burr arch through truss design, known for its strength and stability. It’s one of the few remaining examples of covered bridges in Maryland and is listed on the National Register of Historic Places.

GILPIN’S FALLS BRIDGE The bridge was built in 1859 and 1860 by Joseph G. Johnson, a local bridge wright, to span North East Creek. It was erected near Samuel Gilpin’s mills and dam. It’s a Burr truss bridge, a common design for covered bridges in the 19th century.

The bridge is a well-preserved example of its type and is one of only six surviving covered bridges in Maryland.

FOXCATCHER FARMS BRIDGE The Foxcatcher Farm Covered Bridge, located in Cecil County, Maryland, has a rich history. Originally named Strahorn’s Mill Bridge, it was built in 1860

by Ferdinand Wood. The bridge was later renamed after William duPont Jr. purchased the property in 1927 and established his Foxcatcher Farm estate. The bridge has undergone multiple repairs, including a significant reconstruction in 1992 and a complete rehabilitation in 2009-2010. It is now a Maryland Historic Civil Engineering Landmark.

Bridge is closed to motor traffic. Only pedestrians, horses and cyclists allowed through bridge. There is a parking area near the bridge.

UTICA MILLS BRIDGE The Utica Mills Covered Bridge was originally part of a two-span, 250-foot long bridge called the Devilbiss Road Covered Bridge, spanning the Monocacy River.

The Johnstown Flood of 1889 washed away most of the Devilbiss Road bridge.

The salvaged timber from the destroyed bridge was used to build a 101-foot long Burr Arch design bridge, which is now the Utica Mills Covered Bridge.

It now spans Fishing Creek on Utica Road, just off Frederick Road in Utica, Maryland.

8

THE BEACON

LOYS STATION Loys Station Covered Bridge was originally built in 1848. Between 1929 and 1930 the bridge was reinforced with a concrete pier and steel beams. The bridge gets its name from a Western Maryland Railroad station that stopped nearby the bridge in Loys. In 1978 the bridge was added to the National Register of Historic Places. In 1991 the bridge was burned down by an arsonist who was trying to fraudulently collect insurance money. The bridge took three years and $300,000 to rebuild and was rebuilt to match the bridge as it was in 1930 after having been reinforced.

DELAWARE COVERED BRIDGES With only 2 remaining bridges, the small state of Delaware never had very many covered bridges, and the few historic covered bridges the state had were all located in the northernmost county of New Castle.

ASHLAND COVERED BRIDGE Ashland Covered Bridge also known as Ashland Bridge or Barley Mill Road Covered Bridge, is a covered bridge over Red Clay Creek on Barley Mill Road (near the junction of Brackenville Road) in Ashland in New Castle County, Delaware. It was added to the National Register of Historic Places in 1973.

WOODDALE BRIDGE Wooddale Bridge is a covered bridge over Red Clay Creek at Wooddale in New Castle County, Delaware. It is one of three covered bridges in the state of Delaware along with the very similar Ashland Covered Bridge and the Smith Bridge. It and the Ashland bridge remain, of the thirteen bridges along the Red Clay Creek that were marked on an 1868 map.

Written by: Ruth Harlan, Carroll Vista Community Association from these sources http://www.mdcoveredbridges.com and http://www.onlyinyourstate.com

2025 Professional Management Development Program (PMDP) For more information and to visit the list of courses offered in 2025 visit here: www.caionline.org/LearningCenter/Education-for-Managers/ Pages/default.aspx

S U MME R/FA L L 20 25

9

community

®

NSOR PLATINUM SPO SHOWCASE

WE’RE HERE TO PRESERVE YOUR NEIGHBORHOOD VISION Homeowner associations and community associations face an abundance of specialized legal challenges. Our experienced Community Associations attorneys have worked with hundreds of condominiums, homeowners associations, and housing cooperatives throughout the Mid-Atlantic region and have gained a deep under standing of the unique issues you deal with every day. Rely on us for comprehensive legal services, creative problem-solving, and a common-sense approach to keep your association running smoothly.

WE’VE RAISED THE BAR Through uncompromising values and distinctive client service.

darslaw.com 10

410.995.5800 THE BEACON

Financial Hardship Relief FOR RESERVE FUNDING Recent changes to Maryland law, which go into effect on October 1, 2025, will provide relief to many community associations that are having financial difficulties meeting reserve funding requirements. Many associations faced challenges in funding reserves after legislation went into effect in 2022 that mandated associations to perform regular reserve studies and fund the recommended reserves. The legislation expanded on requirements that were initially limited to Prince George’s and Montgomery counties and made them state-wide. Historically, many associations underfunded their reserves and with the passing of the legislation in 2022, had to significantly raise dues, levy special assessments and/or take out loans to meet the new reserve funding requirements. Now, an association’s board of directors will be able to determine, by a two-thirds vote, that a financial hardship exists. If a hardship is declared by the board, the association may deviate from reserve funding requirements for one fiscal year, which can be extended for another year with a subsequent vote. The association must make “good faith efforts” to resolve the financial hardship and may work with a reserve specialist to come up with a funding plan to resume full reserve funding. However, the new legislation will provide some breathing room for those associations that are struggling to catch up with Maryland’s reserve funding requirements.

Community associations that are responsible for the repair and replacement of common areas or common elements that exceed $10,000 are required to have an initial reserve study completed at least 30 days prior to the election meeting that transfers control of the board of directors of the association from the developer to the homeowners.

The association must have the reserve study updated every 5 years thereafter. A reserve study looks at the normal useful life and the estimated remaining useful life of each common area or common element component, the estimated cost of repair or replacement of each component and then determines the estimated annual amount that should be placed in reserves to accomplish the future repair and replacement of such components.

S U MME R/FA L L 20 25

The reserve study must be performed by a professional reserve analyst, reserve specialist, engineer or architect who has prepared at least 30 reserve studies within the prior 3 calendar years. The association in consultation with this person must develop a funding plan to determine how to fund the reserves recommended in the reserve study.

Reserves provided for in the association’s annual budget should be the funding amount recommended in the most recent reserve study or updated reserve study. However, if the board of directors determines that there is a financial hardship, the association may deviate from the funding requirements for one fiscal year.

Notwithstanding a hardship determination, the association must still fund adequate amounts for any repairs or replacements of components that are necessary for the health, safety and well-being of the residents, that ensure the structural integrity of structural components or that provide essential functions, such as plumbing, sewer, electricity, heating, cooling, or any other essential or critical purpose, as determined by the board. The association’s board of directors must review progress toward compliance with the funding plan at each annual meeting of the homeowners, and also maintain detailed documentation of its good faith efforts and make such documentation available to the homeowners for examination. The board may renew a financial hardship determination and extend the period that the association may deviate from the reserve funding requirement by an additional fiscal year.

Ultimately, an association’s board of directors has a fiduciary duty and a legal duty to maintain, repair and replace common area and common element components and to adequately fund reserves for their repair and replacement. The board should work closely with its reserve specialist, legal counsel and management to ensure that it is fulfilling these responsibilities.

Written by: Judyann Lee, Esq. McMillan Metro Faerber P.C. jlee@mcmillanmetro.com

11

Many Thanks

TO OUR ANNUAL SPONSORS! S!

2025 DIAMOND SPONSORS Atlantic Maintenance Group 2025

Becht Engineering BT, Inc. Hann & Hann Construction Services Kris Konstruction Roofing Professionals MillerDodson Associates, Inc. Minkoff Company

2025 PLATINUM SPONSORS Clear: Restoration and PreDisaster Consulting Community Association Underwriters of America

Nagle & Zaller, P.C. North Arundel Contracting, Inc. Park Heights Roofing

Davis, Agnor, Rapaport & Skalny Duradek MidAtlantic EJF Real Estate Services

Pinnacle Financial Partners

Palmer Brothers Painting & General Contracting

Prestige Tree Experts

SI Restoration

Rees Broome, PC

WHITEFORD

Sahouri Insurance The Falcon Group Engineers, Architects & Reserve Specialists

2025

Tidewater Property Management, Inc., AAMC WPM Real Estate Management

2025 Gold Sponsors Condominium Venture, Inc. D.H. Bader Management, Inc. FirstService Residential Pacific Premier Bank Structural Restoration Services, Inc

12

2025

THE BEACON

2025DELMARVA EXPO

"Alexa, Run My Association"

WHY COMMUNITY ASSOCIATION MANAGEMENT DESERVES BETTER THAN FAX MACHINES AND STICKY NOTES In today’s fast-paced digital landscape, technology often blurs the lines between urgency and importance, leading to constant connectivity and heightened expectations.

This seminar delves into the nuances of managing digital communication, leveraging artificial intelligence (AI) responsibly, and fortifying cybersecurity measures to enhance productivity and protect sensitive information.

Friday, November 14, 2025 8:00 am – 2:45 pm

BOOTHS AND SPONSORSHIPS are now available!

Booths: $750 – includes two tickets to Happy Hour on Thursday evening at Sirocco Food & Drink located at the Coast Rehoboth Beach.

Space is limited!

Reserve your Booth or Sponsorship today!

229 Rehoboth Ave • Rehoboth Beach, DE 19971 If you need hotel accommodations, a group rate room block has been arranged at the Coast Rehoboth Beach, a Tapestry Collection

by Hilton Hotel. Guests may visit the link below to make their reservations for November 13, 2025 https://group.tapestrycollection.com/jcwoss The group rate is $129/night for a standard room type. The group code for the room block is CHES. The cut-off date to book rooms is October 16, 2025. After that date, the group rate is not guaranteed at the hotel.

SCAN ME

Rehoboth Beach Convention Center

Sponsorships

Exhibitor Booths

SCHEDULE OF THE DAY Thursday 1:00 pm – 3:00 pm

Exhibitor Set-up

4:00 pm – 6:00 pm

Happy Hour - at Sirocco Food & Drink

Friday

S U MME R/FA L L 20 25

6:30 am – 7:45 am

Exhibitor Set-up

8:00 am – 9:00 am

Breakfast/Registration/EXPO

9:00 am – 9:15 am

Opening Comments

9:15 am – 11:00 am

Morning Session

11:00 am – 12:30 pm

Lunch/EXPO

12:30 pm – 2:15 pm

Afternoon Session

2:15 pm – 2:45 pm

Legislative Update Session 13

Commuity Spotlight BULLE ROCK: A LARGE-SCALE COMMUNITY THAT LIVES UP TO ITS NAME Welcome to Bulle Rock. Set in Havre de Grace, Maryland, and named after the first Thoroughbred horse in America, this 1,400+ home (and growing) community blends the professionalism of Large-Scale HOA management with the heart of a small town. With future growth expected to exceed 2,000 homes, Bulle Rock is already one of the Mid-Atlantic’s most active and wellgoverned master-planned communities.

It’s not just the 40,000-square-foot Residents’ Club or the full calendar of events that make Bulle Rock stand out; it’s the culture. Residents volunteer, participate, and take pride in their surroundings. The community supports dozens of clubs, provides access-controlled security 24/7, and maintains a strong financial position through deliberate reserve planning and capital investment.

What Community Looks Like in Practice Every month, hundreds of residents take part in events planned by an in-house Lifestyle team supported by committee volunteers. Programming is diverse, inclusive, and thoughtfully curated—featuring cultural celebrations,

14

blood drives, wine tastings, fitness classes, children’s crafts, live music, comedy nights, and intergenerational holiday gatherings.

Clubs and gatherings span every interest: • ROMEOs (Retired Old Men Eating Out) • Juliets (Just Us Ladies Interested in Eating Together) • Bingo (governed under new gaming regulations) • Book Club, Sketching Salon, Bocce, Mahjongg, Bunco • Veterans Meet-Up, Multicultural Movie Night, and more Monthly event participation exceeds 500 residents, with lifestyle programming tailored to every season and demographic.

One flagship program, Flags for Military Heroes, has gained special recognition. Managed entirely by resident volunteers, American flags line the streets of Bulle Rock on Memorial Day, Independence Day, September 11th, and Veterans Day. Photos of this inspiring display are available online.

THE BEACON

Professionalism Behind the Scenes • Managed by FirstService Residential, with full-time onsite staff • The Board of Directors is composed of homeowner and developerappointed members • Committee oversight includes Buildings & Grounds, Budget & Finance, Pool & Fitness, Covenants, Lifestyle, Editorial, Design Review and Safety & Security • Recent capital projects include rooftop HVAC replacement, centralized playground redesign, Extensive Residents’ Club Sundeck roof and stone façade replacement, and a long-range stormwater maintenance plan • Strong reserve contributions backed by updated Reserve Study • Annual budget process includes a detailed review and open community discussion Notable Events and Testimonials 2024–2025 events include: • Bulle Rock’s 20th Anniversary Celebration (324 attendees) • Holiday Trunk or Treat, Teen Pool Parties, Encore de Mardi Gras, and Veterans Appreciation • Community-led drives: food pantry, Red Cross blood donations, and school supply support for Harford County educators “I’ve lived here 18 years. Every month, there’s something new. The Lifestyle team brings it all together—fun, inclusive, and always well run.” ~CS, Resident “I’m a 72-year-old widower who moved here specifically because I wanted to live in a place that offered activities. I’m very happy with the variety offered and how welcoming everyone is.” ~Anonymous, Survey Response By the Numbers (2024–2025 Highlights) Metric

Value

Club Gatherings

115+

Monthly Events

Average of 8–12

Monthly Attendance

300–700 residents

Annual Rental Revenue (YTD)

$40,000+

Social Media Followers

946 (Facebook) / 591 (Instagram)

Reserve Contributions

$730,000 in 2025

Final Word At Bulle Rock, service isn’t just something that happens behind a front desk; it’s how neighbors treat each other. Backed by experienced management, strong business partner partnerships, and a vibrant social fabric, Bulle Rock remains not only a premier Large-Scale community but one that feels like home.

Written by: Chris Petrik (CMCA, AMS, PCAM), FirstService Residential (Bulle Rock Community Association); chris.petrik@fsresidential.com Rhiannon Blankenship, FirstService Residential (Bulle Rock Lifestyle Director); Rhiannon.Blankenship@fsresidential.com

S U MME R/FA L L 20 25

15

2025 Annual Symposium & Expo BEFORE, DURING, AND AFTER:

Emergency Operations For Community Associations

6:00 – 7:45 am

Exhibitor Set-up

8:00 – 9:30 am

Breakfast/Registration/ Morning Expo

9:45 – 10:00 am

Welcome/Introductions

10:00 – 12:00 pm

Morning Session Class “Plan.Prepare.Prevail.”

12:00 – 1:45 pm

Lunch/Expo

2:00 – 4:00 pm

Afternoon Session Class “Thrive and Survive”

16

Afternoon Session - “Thrive and Survive” Coordinator – Dani Bressler, CAS, EBP., Toepfer Construction Co., Inc. Speakers – Chase Hudson, CIRMS, CISR, EBP, Sahouri Insurance; Chris Petrik, CMCA, AMS, PCAM, Bulle Rock Community Association; Sharon Toepfer Burns, Toepfer Construction Co., Inc. When an event occurs, mitigation must happen promptly to avoid any further damage as well as to maintain safety. At this time, communication with all parties involved is the top priority. This communication will not only include management and the restoration contractor but will also include your insurance company. After the emergency service is complete and restoration can begin, communication will also be key. Setting expectations early is vital to a smooth restoration process. We will highlight specific tools, processes, and leadership strategies that helped stabilize the community during crisis and show how preparedness and post-crisis upgrades can reduce risk in the future.

All attendees must sign the Chapter’s suitcasing policy on their registration form

RE

SCHEDULE OF THE DAY

Plan. Prepare. Prevail. emphasizes the importance of disaster preparedness for condominium and homeowner associations. It recommends reviewing insurance coverage with professionals, organizing essential documents and manuals, and developing clear communication and disaster management plans. Associations should work with contractors, create emergency “crash kits,” and prepare post-disaster recovery strategies. The ultimate goal is to protect residents, staff, and property while ensuring a swift return to normal operations. The panel aims to share insights to support effective planning and preparedness.

t!

Attendees will explore what effective preparedness looks like before disaster strikes—focusing on insurance coverage, vendor partnerships, and communication planning; how to respond during an event—emphasizing safety, leadership, and coordination; and how to manage the critical after phase—navigating claims, repairs, and recovery with minimal disruption. Through real-life scenarios and industry best practices, this session offers a clear, step-by-step framework for protecting people, property, and peace of mind.

Morning Session - “Plan.Prepare.Prevail.”

Coordinator – Jonathan Rosenberg, CMCA, AMS, PCAM, WPM Real Estate Management Speakers – Christa M. Brady, AMS, PCAM, CIRMS, USI Insurance Services LLC; Mike Mangum, WPM Real Estate Management; Greg Minkoff, Minkoff Company

Ou

“Before, During, and After: Emergency Operations for Community Associations” is designed for owners, board members and community managers responsible for guiding their communities through crisis events. This presentation brings together the critical perspectives of insurance experts, community managers, and disaster restoration professionals to outline the full scope of emergency operations.

Maryland LIVE Casino, Hanover, MD

EA AV RLY Do AIL BIR n’ ABL D R t M E! A TE iss SA

Monday, October 6, 2025

SCAN TO REGISTER

THE BEACON

This condo board just got their reserve study…

This condo board is working on their reserve study together with DMA Reserves

It’s YOUR budget. Stay in control of it with NAVIGATOR , DMA’s interactive reserve analysis.

Call Missy Culley at 804-644-6404 for more info. maculley@dmareserves.com

S U MME R/FA L L 20 25

Members, Chesapeake Region CAI Serving all of Delaware, Maryland, DC and Virginia 17

THE ROLE OF ENERGY AUDITS:

Understanding Maryland’s Building Energy Performance Standards As part of the Climate Solutions Now Act of 2022, Maryland joined numerous administrations in adopting Building Energy Performance Standards (BEPS), with the goal of increasing energy efficiency and fighting climate change. Beginning in 2025, multifamily residential, public, and commercial properties over 35,000 square feet are required to complete energy audits, which are tracked and disclosed annually. With the goal of covered buildings achieving net-zero direct greenhouse gas emissions by 2040, buildings must meet long-term greenhouse gas emission reduction performance standards. To meet these standards, buildings will utilize the guidance provided by energy audits.

WHAT ARE ENERGY AUDITS? Energy audits are defined as “an assessment of the energy needs and efficiency of a building or buildings.” These audits both evaluate the energy efficiency of a building and provide energy conservation measures (ECMs) that show associations the most effective means to accomplish energy savings throughout their property. In essence, energy audits aim to help associations use less energy while functioning at the same level.

In the most basic terms, energy audits are a physical inspection of building components that use energy. There are two levels of energy audits, beginning with a Level I Audit. A Level I Audit is considered a high level preliminary “walk through” audit, providing an overview of the building’s operations and energy use that identifies the most obvious areas of energy insufficiency.

A Level II Audit dives deeper, providing quantitative data analysis of measured costs and annual cost savings breakdowns. This additional analysis, such as return on investment and payback calculations, allows buildings to make decisions on improving energy efficiency. With the ability to assist in decision making, Level II Audits have the benefit of becoming actionable.

In our experience, there are few cases where we would recommend a Level I Audit to a community that must hit interim targets and comply with BEPS. Because Level I Audits only provide qualitative suggestions to lower energy use, they do not provide the full analysis needed to help buildings that need to hit specific targets. In almost all cases, a Level II Audit is required if a building does not meet interim standards or is unaware of where they stand. While each building can decide for themselves which level of audit to commission, we will almost always recommend a Level II Audit for buildings who need to comply with BEPS standards.

18

THE BEACON

WHAT ARE THE BENEFITS OF AN AUDIT? Audits provide recommendations for buildings to achieve target deadlines set forth in BEPS legislation, specifically lowering greenhouse gas emissions, which is part of Maryland’s legal requirements. In any location where BEPS are enforced, energy audits are always the first recommended step for buildings to understand where they can improve their energy usage.

Outside of the benefit of legal compliance, implementing the energy conservation measures outlined in an energy audit can provide major cost savings for electricity and gas energy utility bills for both the association common areas and unit owners. Even seemingly small measures such as swapping out faucets and opting for LED light fixtures can save thousands of dollars per year.

HOW DOES THE AUDIT PROCESS GO? Although energy audits may seem intimidating for Associations just beginning to understand energy compliance, the audit inspection process is pain-free and looks similar to other routine home inspection services. During the inspection, the engineer will inspect all property components that are subject to energy demands to evaluate their performance. Because the energy audit examines the energy use of the full building including each individual unit’s energy use, the engineer will need access to a sampling of units to evaluate ownermaintained components such as the age of appliances, thermostat styles, lighting and plumbing fixtures, and any unit-maintained furnaces or water heaters.

The inspection typically takes a few hours, depending on the size of the building, and the audit report will generally be delivered three to four weeks after the inspection.

As with any Reserve Advisors service, our engineering team is always available as a resource to review findings and discuss any questions with the board, manager, or homeowners.

For any BEPS program, it’s important to remember that energy use data will always be pulled from the previous 12-month calendar year. This means that energy conservation measures need to be implemented long before the deadline for interim targets. At a minimum, energy saving

S U MME R/FA L L 20 25

measures should be installed over 12 months in advance of deadlines. The sooner a building or association can identify energy conservation measures, the better suited they will be to ensure compliance.

WHAT IF WE AREN’T COMPLIANT? To ensure your building is taking the right steps to meet deadline targets, reviewing the pathway for compliance through commissioning an energy audit is always the best first step. Without an audit in hand, your community will have virtually no way of knowing which steps to take to ensure compliance. If you know your building does not meet compliance requirements, there are a few “no or low-cost” tricks you can implement to get ahead of the curve as shown in the image on the right. Because an airtight building will have huge savings towards energy use, it’s important first and foremost to ensure there are no failed sealants or holes in the building exterior.

As Maryland moves forward with its climate goals under the Climate Solutions Now Act, energy audits have become a cornerstone of compliance with BEPS. These audits not only help multifamily, public, and commercial buildings understand their current energy usage but also provide a clear roadmap for improving efficiency and reducing emissions.

While the process may seem daunting at first, especially for associations new to performance standard targets, a Level II Audit offers the depth and data needed to make informed, cost-effective decisions. Beyond regulatory compliance, the benefits of energy audits extend to long-term savings, improved building performance, and a meaningful contribution to the fight against climate change.

The sooner your building begins the audit process and implements energy conservation measures, the better positioned it will be to meet Maryland’s interim targets beginning in 2030-2034, as well as the 2040 net-zero emissions target. Acting today ensures a more sustainable, efficient, and financially sound tomorrow.

Written by: Michelle Baldry PE, PRA, RS Reserve Advisors mbaldry@reserveadvisors.com

19

DIAMOND SPONSOR SHOWCASE

2025

20

THE BEACON

MEMBERS in the News MEMBER SPOTLIGHT: TRC ENGINEERING

Recognized for Excellence in Energy Efficiency TRC Engineering is proud to announce its recognition by not one, but two major regional utility providers for outstanding achievements in energy efficiency. A trusted mechanical engineering consulting firm serving the MidAtlantic area, TRC Engineering, was recently honored with: • Pepco’s 2024 Performance Award for Mechanical Efficiency as part of the Energy Savings for Business program • Washington Gas’s Runner-Up Award for Largest Commercial Prescriptive Energy Savings These awards reflect TRC Engineering’s commitment to delivering smart, sustainable solutions for condominiums, multi-family and commercial buildings. From HVAC system design to mechanical retrofits and energy audits, the TRC team partners with property owners and managers and Building Engineers to reduce energy use, increase system performance, and improve overall building comfort.

“It’s an honor to be recognized by both Pepco and Washington Gas,” said Charlie Kirk, Principal Member and Senior Mechanical Engineer at TRC. “These awards validate the hard work of our team and our dedication to helping clients meet their energy and sustainability goals.”

With a decades-long presence in the region and deep experience in building systems, TRC continues to lead with integrity, innovation, and impact.

Congratulations to T RC Engineering on this well-earned recognition!

We are proud to announce...

...that Bopat Electric has been named Electrical Contractor of the Year for 2025 by Electrical Review Magazine, recognizing our unmatched expertise in NFPA 70E compliance!

S U MME R/FA L L 20 25

CHANGES TO BEPS BENCHMARKING REQUIREMENTS On June 25th our Chapter held a webinar regarding Maryland’s Building Energy Performance Stanards (BEPS) to help inform you of the bechmarking requirements that were to be met by October 1, 2025.

We have recently learned of a Complaince Advisory that MDE shared regarding updates, changes and new guidelenes regarding the BEPS program.

You can find all updates here: TO CONTACT MDE: • Learn more about BEPS through our website: www.mde. maryland.gov/beps • Signup for the BEPS email list to receive general updates on the regulation and updated exemption forms when they are available. Visit here: https://public.govdelivery. com/accounts/MDDOE/ signup/43621 • Questions? Email beps.mde@ maryland.gov

21

We had a Great Day at our Annual Golf Outing on Monday, June 23 Many Thanks to our 2025 Golf Outing Sponsors!

American Pool Atlantic Maintenance Group Becht Engineering BT BoPat Electric Brightview Landscape Clean Advantage Complete Landscaping Service CWR, Inc. Exterior Medics Fellner Legal Services First Citizens Bank Four Twelve Roofing Hann & Hann Construction Services Hawkins Electric Services Kolb Electric Knott Mechanical Kris Konstruction MillerDodson Associates, Inc. Minkoff Company Nagle & Zaller North Arundel Contracting NV Roofing Palmer Brothers Park Heights Roofing Pinnacle Financial Partners Pro Painting & Contracting Raine & Son Rees Broome Roche Landscaping Services Ruppert Landscape Sahouri Insurance SI Restoration Standard Paving & Concrete Structural Restoration Services The Falcon Group The Witmer Group Thomasville Restoration Tidewater Property Management, Inc., AAMC Toepfer Construction Co., Inc. Valcourt Exterior Building Services WPM Real Estate Management 22

THE BEACON

MANY THANKS TO OUR 2025 GOLF COMMITTEE! Chase Hudson, Chair, Sahouri Insurance

Marty Ehrlich, ClickPay

Thomas (T.J.) Socks, Vice-Chair, Becht Engineering BT

Jason Kingan, Atlantic Maintenance Group

Rebecca Clemson-Petrik, Board Liaison,

Michael Locher, On Target Remodeling

FirstService Residential

Matthew Merckel, Tidewater Property Management

Andy Barnes, NV Roofing

Evan Picciotto, Kris Konstruction Roofing Professionals

Trey Busick, Four Twelve Roofing

Keith Rivers, Atlantic Maintenance Group

Ian Douglas, WHITEFORD

Scott Severn, RestoreCore

Scott Duke, The Witmer Group

Linda Sheets, Bopat Electric

Larry Edmonds, American Pest

Carol Shenk, First Citizens Bank

S U MME R/FA L L 20 25

23

CONGRATULATIONS TO OUR 2025 GOLF OUTING WINNERS! FLIGHT #1 – First Place: Larry Edmonds, Ryan Bates, AJ Glascock, Mike Simpson Second Place: Brandon Rose, Tyler Bishop, Joe Wilcher, Michael Daly FLIGHT #2 – First Place: Rick Bowling, Cody Bishop, Matthew Merckel, Tyler Manahan Second Place: Tim Hall, Patrick Smith, Billy Jackson FLIGHT #3 – First Place: Scott Severn, Staci Gelfound, Jamie Glassman Second Place: TJ Socks, James Anderson, Alan Carrick, Gabriela Torres Straightest Drive – Men: Chris Schopen Longest Drive – Women: Kate Cornell Longest Drive – Men: Hunter Cox Closest-to-the-Pin – Women: Michele Nadeau Closest-to-the-Pin – Men: AJ Glascock Putting Contest: Justin Connelly

24

THE BEACON

DIAMOND SPONSOR SHOWCASE 2025

CELEBRATING 25 YEARS OF EXCELLENCE

1999

Park Heights Roofing is a family-owned roofing company based in Maryland, proudly serving both residential and commercial clients throughout Maryland and the surrounding states. Founded in 1999, we specialize in providing complete exterior solutions for homeowners and property management companies alike. Our comprehensive services include all types of roofing, siding, windows, brick repointing, insulation, and gutters.

THANK YOU FOR YOUR YEARS OF LOYALTY!

(410) 358-1257

S U MME R/FA L L 20 25

parkheightsroofing.com

info@parkheightsroofing.com

25

Changes In How to Handle Your Community Elections The 2025 legislative session saw the passage of a number of bills that affect common ownership communities. I know our firm has received several questions about Senate Bill 758 titled – Condominiums and Homeowner Associations – Elections, Financial Statements, and Enforcement. So what does this bill do?

First the bill modifies who can assist and take care of the collection of ballots, the counting of ballots and who can conduct the election of the Board of Directors or officers for your community. The bill states that only “independent parties” can collect and count the ballots and conduct the elections. So who are “independent parties”? Independent parties are: 1. Persons who are not candidates in the election; and 2. Do not have a conflict of interest regarding any candidate in the election.

A unit owner or lot owner is considered an independent party if they are not a candidate in the election, they do not have a conflict of interest regarding any candidate in the election, they have not and is not electioneering for any candidate in the election and there isn’t an objection by more than 25% of the eligible voting members of the Association against the owner assisting with the election.

Property management companies are not considered independent parties under the bill unless the property management is owned by the association or a parent association. I like to think of this provision as allowing in-house management for the Association to assist with conducting the election, counting the ballots and collecting the ballots. Also if the association is part of a larger master association, the in-house management for the master association can also assist.

In this day and age where everything is electronic, your community can still retain a 3rd party vendor or conduct the election virtually. However, you need to ensure that the votes that are tallied by the 3rd party vendor or that they are sent to an independent party such as a volunteer unit owner

26

to tally the votes and not to your 3rd party management company if they are not in-house.

What this bill does not change is who can send out the notice of the annual meeting or special meeting where elections may take place. This bill also does not change who can send out the call for candidates or the proxies to the owners. However, it does modify who may collect those proxies as well as the counting of those proxies for purposes of the election.

It is not clear from the bill if the 3rd party management company can hold and maintain copies of the proxies, ballots, tally and election results after the election. We believe that as the custodian of the Association’s books and records, the Board can direct he management company to hold these documents as part of the books and records of the Association. You should also make sure that the management company is not hosting or operating the virtual platform such as Zoom if the election is being conducted virtually.

In addition to the changes regarding elections, the bill seeks to clarify that an association may not charge a lot owner for examining in person the financial statements of the association where the financial statements are maintained or for receiving the financial statements through electronic transmission. Meaning you cannot charge your time for pulling the financial statements to send to the unit or lot owner via email or other electronic transmission.

The law is ever changing and for better or for worse we have to change with the law. If you have any additional questions about how this new legislation will effect your community, do reach out to an attorney who is a member of CAI for additional guidance.

Written by: Nicole A. Williams, Esq. Rees Broome, P.C. nwilliams@reesbroome.com

THE BEACON

Transforming HOA Management – Turn HOA Documents into Instant Answers

www.jabaisolutions.com

Stop digging through bylaws and meeting minutes!

HOA Knowledge Helper’s AI chat interface finds the exact clause you need—in seconds—with source citations.

Empower boards, managers, and homeowners; slash email volume, and keep everyone on the same page with secure, multi-tenant cloud technology.

• AI answers in seconds via chat interface • Searches your HOA’s bylaws, design rules, minutes • Analytics dashboard for board insight • Export chats to PDF/Word • Easy onboarding, Microsoft Azure-secured tenancy Transforming businesses with AI consulting and custom application development

Book a live demo today sales@jabaisolutions.com | 302-313-6502

HOA Knowledge Helper

by JabAI Solutions

Special introductory pricing for CAI Chesapeake members

Connie Phillips Insurance CONDOMINIUM & HOMEOWNERS ASSOCIATION INSURANCE CONSULTANT As an Independent Insurance Agency, CPI has unlimited access to the major carriers for Condo coverages.

Our COMPARATIVE RATER PROGRAM allows us to provide you with a comparison of coverages and premiums.

Experienced in reviewing and assisting in the selection of Master Policy coverages, attending board meetings, and offering on-site insurance and financial seminars. *** Complimentary Breakfast or Lunch-n-Learn Seminars. ***

Property • General Liability Umbrella • Excess Limits Directors & Officers Liability Fidelity Bond • Flood Call us today for a review of your Condominium/Homeowners Association insurance programs

888.439.0479 Frederick, MD ▪ 301.662.5717 Virginia Beach, VA ▪ 757.761.7757 24/7: 240.409.8400 ▪ 240.409.8405

Serving MD, VA, NC, DC, WV, PA www.insurance-financial.net

S U MME R/FA L L 20 25

27

Unpacking the Future of

COMMUNITY ELECTIONS At the picturesque Two Rivers Clubhouse in Odenton, Maryland, the Chesapeake Regional Chapter of the Community Associations Institute (CAI) gathered for “The Truth About Online Voting”. This informative event, coordinated by Ariana L Beall, CMCA, AMS, PCAM, provided community association professionals, sponsors, and board members with essential education on the significant changes coming to Maryland’s election procedures under Senate Bill 758 (SB 758) in June.

Set to take effect on October 1, 2025, SB 758 introduces a critical shift in how elections are conducted within homeowner and condominium associations. The law mandates that a third-party provider must now conduct elections, therein eliminating the role previously held by the Board of Directors or management companies.

The seminar featured enlightening presentations by Staci M. Gelfound, CMCA, AMS, PCAM, and Cathi Sleight, CMCA, EBP, whose knowledge and practical insights helped unbox the legislation and outline a clear path forward for compliance.

Attendees were guided through how state statutes and governing documents can serve as vital tools to ensure transparency, uphold the integrity of elections, and provide a strong framework to address any disputes that may arise.

With a focus on the transition from traditional paper ballots to secure electronic voting systems, the presentation maneuvered the shift that would not only comply with new legislative requirements but also has the potential to increase homeowner engagement and participation. The speakers shared real-world strategies and best practices for implementing online voting, all while maintaining legal and procedural safeguards.

The Chesapeake Region Chapter of CAI extends sincere gratitude to Two Rivers for their generous hospitality and support in hosting an event that successfully blended policy education, community connection, and an ideal backdrop for Happy Hour collaboration and networking among industry professionals, sponsors, and board members. Thanks are also due to Ariana L. Beall for her seamless coordination of the event and to Staci M. Gelfound and Cathi Sleight for their invaluable contributions.

As Maryland’s community associations prepare for the implementation of SB 758, the CAI Chesapeake Regional Chapter remains committed to providing the tools, education, and leadership needed to navigate this new legislative landscape with confidence and clarity.

Written by: Nicole Thompson, CMCA, AMS Senior Property Manager, Aspen Property Management nthompson@aspenpropertymgmt.com 28

THE BEACON

PROVIDING EXCEPTIONAL COMMUNITY ASSOCIATION MANAGEMENT SINCE 1991

2025

Beacon Magazine Advertising is now available!

D.H. BADER MANAGEMENT

MAINTAINING YOUR COMMUNITY LIKE IT’S OUR OWN

Don’t miss out on our advertising in our 2025 issues!

From comprehensive HOA and condo management to secure financial services and on-demand maintenance, our full suite of services will help your association thrive.

Deadline October 17th

Maryland’s Premier Community Association Management Company

301-953-1955 I WWW.DHBADER.COM 1 0 48 0 L I T T LE PAT UX EN T PARKWAY, S UITE 1000, COLU MB IA, MD 21044 5 1 0 0 FA L LS ROAD, BALTIMORE , MD 21210

DHB_FInalAd_5.5X8.5.indd 2

8/30/24 9:20 AM

Integrity Quality Experience

Building Restoration Concrete Repair

Façade Restoration Historic Preservation Industrial Restoration

Leak Repair Masonry Repair Structural Repair www.restore-it.com

S U MME R/FA L L 20 25

800.775.1004

259 W Ore St, Seven Valleys, PA 17360

29

A Great Day at our 2025 Summer Many Thanks to our Sponsors!

Atlantic Maintenance Group GetQuorum

Kolb Electric

Kris Konstruction Roofing Professionals National Cooperative Bank North Arundel Contracting Prestige Tree Experts PTG Enterprises, Inc.

30

Many thanks to our Social Committee for putting this event together!”

THE BEACON

PAY NOW / PAY LATER

Proactive Capital Projects

The cost of capital projects often gives community associations a pause. Sticker shock can dominate board conversations. But deferring action to avoid increases in assessments almost always backfires. Deferred capital improvements don’t go away; they get worse. And they become more expensive.

CAI emphasizes proactive planning and long-term asset management for good reasons: reactive associations spend more, frustrate residents, and increase their exposure to legal and safety risks.

WHAT HAPPENS WHEN YOU WAIT? Delaying capital projects can have serious consequences.

Here’s what you risk when you opt to “wait and see”: • Escalating repair costs - A $250,000 façade restoration can balloon to $500,000+ once structural damage sets in.

• Emergency replacements - A failing cooling tower or rooftop HVAC unit can force a same-day replacement at premium labor rates.

• Collateral damage - Leaky roofs ignored too long result in mold, damaged drywall, ruined flooring, and possibly insurance claims or lawsuits.

• Loss of vendor leverage - Rushed projects limit your ability to competitively bid and select vendors with the right scope and timelines.

These aren’t hypotheticals. Managers across all types of communities - High-Rise, Large-Scale HOA, and urban condominiums - have all experienced these consequences.

S U MME R/FA L L 20 25

WHY PROACTIVE CAPITAL PLANNING SAVES MONEY Associations that invest in preventative action reduce long-term costs and avoid panic decisions. Here’s what proactive management looks like: • Reserve Study alignment - Follow CAI’s recommendation to update reserve studies every 3-5 years (Maryland requirement is 5 years) and incorporate findings into your annual budget process.

• Condition assessments - Schedule regular evaluations with engineers or contractors to assess systems (roof, paving, elevators, etc.) before signs of failure emerge.

• Project bundling - Planning in advance allows associations to bundle work (e.g., exterior painting and balcony restoration) and cut mobilization or access costs.

• Smarter borrowing - When you anticipate project timing, you can pursue low-rate loans or line-of-credit options, not scramble for financing during a crisis.

MANAGER’S ROLE: DRIVE THE CONVERSATION Managers must be ready to guide Boards beyond sticker shock. Equip them with: • Comparative cost analyses - Show the cost of action now vs. deferred repair (include estimated escalation rates and risk factors).

• Visual evidence - Share photos from inspections, drone flyovers, or contractor walkthroughs to make deterioration real.

• Real examples - Share cases where delays led to special assessments, resident anger, or operational failures.

• Implementation plans - Break the project into phases or options. “We don’t need to do it all now, but here’s what we can’t afford to delay.”

31

BOARD MEMBERS: YOUR ROLE IS CRITICAL Homeowner Board members play a key role in making proactive capital projects a reality. Your involvement and your support can make the difference between timely action and costly delays.

Here’s how you can help: • Understand your Reserve Study - Don’t just review it; ask questions. Know what’s coming due and why it matters.

• Support your manager’s recommendations - If your professional manager brings forward a concern, listen. Delaying action to avoid pushbacks often exacerbates the problem.

• Communicating with homeowners Be transparent. Use newsletters, open meetings, and regular updates to explain why proactive projects protect property values and reduce long-term costs.

• Keep the long view in focus - It’s easy to focus on short-term savings, but your fiduciary duty includes making responsible decisions for the community’s future.

• Advocate for education - CAI offers excellent resources for volunteer leaders. Use them. An informed Board makes better decisions and earns more trust from the general membership.

FINAL THOUGHT: THE COST IS COMING EITHER WAY Your Board may balk at the cost of a roof replacement, concrete restoration, or elevator modernization. But those systems don’t wait. They fail on their timeline, not yours.

So, the choice isn’t whether to pay.

It’s when.

And how much more.

Pay now, or pay later but either way, you are paying.

Written by: Chris Petrik, CMCA, AMS, PCAM FirstService Residential (Bulle Rock Community Association) chris.petrik@fsresidential.com

32

THE BEACON

• Locally owned and operated since 2007 • Servicing most of Central Maryland • Landscape maintenance services • Landscape enhancement services • Snow & ice management services • Committed to quality work, great customer service and fair pricing for our clients!

• Dedicated maintenance manager for your property!

443-341-6539

www.edwardslawnllc.com • info@edwardslawnllc.com S U MME R/FA L L 20 25

33

NATIONAL WORKING PARENTS DAY

A Celebration

Every year on September 16, the United States observes National Working Parents Day, a special occasion dedicated to recognizing the immense contributions and sacrifices made by working parents.

These individuals not only play a vital role in shaping the next generation but also serve as indispensable members of the workforce, balancing career demands with family responsibilities.

Working parents are the unsung heroes of everyday life. From early morning routines and school drop-offs to meetings, deadlines, dinner prep, and bedtime stories, their days are often stretched thin. Despite these challenges, they consistently strive to provide emotional, financial, and physical support to their families. National Working Parents Day is a reminder to acknowledge their hard work, dedication, and resilience.

The significance of this day extends beyond a simple thank you. It highlights the need for broader societal support for working families. Access to affordable childcare, flexible work schedules, paid parental leave, and remote work options are just a few of the policies that can dramatically improve the lives of working parents. Recognizing their struggles and successes should prompt conversations about workplace policies and societal norms that support work-life balance.

National Working Parents Day gives employers a chance to show appreciation for the parents in their workforce.

Simple gestures—like sending a note of thanks, offering a longer lunch break, or organizing a family-friendly event— can go a long way in boosting morale and reinforcing a culture of empathy and understanding. Some companies take it a step further by implementing family-oriented workplace policies that benefit both employees and the organization.

For families, this day can be a moment to reflect and celebrate each other. Children can write cards, cook breakfast, or simply say thank you to show their appreciation. Spouses and partners might take over some responsibilities to give the working parent a break or plan a special evening to celebrate their hard work.

It’s also a time for working parents to pause and appreciate their own efforts. The dual roles they play are challenging, and taking pride in their accomplishments is important. This is a good day to slow down and do something you love. It can be as simple as taking 10 minutes to sip on some coffee in peace and quiet.

While one day may not be enough to fully capture the scope of what working parents do, National Working Parents Day serves as a valuable opportunity to spotlight their vital role in our lives and communities. It’s a call to gratitude, reflection, and action—thanking working parents for all they do while continuing to strive for a society that supports and uplifts them. https://nationaltoday.com/working-parents-day/ Written by: Dani Bressler CAS, EBP Toepfer Construction Co., Inc. dbressler@toepferco.com

34

THE BEACON

DIAMOND SPONSOR SHOWCASE

When Disaster Strikes, Experience Matters!

Congratulations to CRCCAI on Your 45th Anniversary!

We Are Proud to Be a Diamond Sponsor!

• Water Extraction • Mold Remediation • Full-Scale Reconstruction • Structural Drying & Dehumidi�iication • Board up and Building Stabilization • Multi-Family Restoration Specialist • 24 Hour Emergency Services

1 1 7 1 6 B a l t i m o r e Av e n u e , B e l t s v i l l e , M D 2 0 7 0 5 1 - 8 0 0 - M I N K O F F • M I N K O F F. C O M

S U MME R/FA L L 20 25

We Respond, We Restore 35

Past Chapter President Profiles As we continue our year-long celebration of our 45 years as a Chapter, in this issue we are publishing the profile of our 2011 past President, Kara Permisohn.

Thank you to Kara and so many others!

PRESIDENT 2011 Kara Permisohn Kara Permisohn joined CAI as a business partner in 2004 when she began working for Minkoff Company, Inc. She volunteered on multiple Chesapeake Region Chapter (CRC) committees and was later elected for two terms on the Board of Directors 2008-2013. It was during 2011 that Kara led the Chapter as President. Kara recalled, Chesapeake was different in those years, although its character has remained “personal and friendly.”

The membership was smaller, meetings and events were in person, requiring much greater time and travel to participate. Board meetings were scheduled in business partners’ offices, management conference rooms, and after-Breakfast Seminars. Staff were technically only contracted thirty hours per week, but Kara noted they often worked exponentially more than they were paid for. She added that, “Camille Cimino, CED, was the driving force and glue of CRC, its activities, and fundraising.”

Kara summarized the challenges and successes during her Board terms as she planted several seeds to add value to the future of the chapter. The goal was to become a CAI-designated “Large Chapter”. Membership was slowly growing and exceeded that threshold. With such growth the need to integrate members in Delmarva was paramount. Now Delmarva has their own committees who host an Eastern Shore Expo, breakfast seminars, and a golf outing.

In 2009 Kara advocated for a “Partner Program” inviting Business Partners to become annual sponsors while boosting the chapter’s cashflow. This program continues to be a key benefit to both Partners and members. To encourage future leaders, the Board enacted meeting efficiencies and Committee guidelines.

Kara is especially pleased that charitable outreach efforts have been implemented more consistently at chapter programs. Today the Membership Outreach Committee is chartered with that task. Looking back, Kara is extremely proud of the Chesapeake Chapter’s momentum since her 2011 Presidency.

Written by: Cindy McKoin Board President Potomac Ridge Condominium, Inc. Hagerstown MD Homeowner member Chesapeake Chapter Board of Directors

36

THE BEACON

Thank you...

....to all the volunteers who came out on Wednesday, August 13th to help with the Marley Glen School Clean-Up!

S U MME R/FA L L 20 25

37

2025DELMARVA EXPO

Registration is Now Available!

"Alexa, Run My Association"

WHY COMMUNITY ASSOCIATION MANAGEMENT DESERVES BETTER THAN FAX MACHINES AND STICKY NOTES In today’s fast-paced digital landscape, technology often blurs the lines between urgency and importance, leading to constant connectivity and heightened expectations. This seminar delves into the nuances of managing digital communication, leveraging artificial intelligence (AI) responsibly, and fortifying cybersecurity measures to enhance productivity and protect sensitive information.

Friday, November 14, 2025 8:00 am – 2:45 pm Rehoboth Beach Convention Center

KEY GENERAL SESSION TOPICS:

229 Rehoboth Ave • Rehoboth Beach, DE 19971

Managing Digital Communication: Setting Realistic Expectations Speakers: Stephan Kaganzev, CMCA, AMS, PCAM, FirstService Residential & Veronica A. Radalin, CMCA, AMS, Legum & Norman

Join us for Happy Hour Thursday evening at Sirocco Food & Drink located at the Coast Rehoboth Beach! Tickets - $35

Understanding and Preventing Data Breaches Speakers: Melissa Esham, CMCA, AMS, PCAM, Deeley Insurance & Ellen Throop, Esq., Rees Broome, PC Leveraging AI for Efficient Correspondence Speakers: Chad Toms, Esq., WHITEFORD & Gail Windisch, CMCA, AMS, PCAM, Tidewater Property Management, Inc. Enhancing Productivity with Technology Tools Speakers: Jennifer Melson, CMCA, AMS, Premier Community Association Management & Michele Nadeau, CMCA, AMS, PCAM, Legum & Norman LEGISLATIVE UPDATE SESSION: Delaware & Maryland Update Speakers: Chad Toms, Esq., WHITEFORD & Igor Conev, CMCA, AMS, PCAM, CIRMS, Mann Properties This seminar is designed for professionals seeking to optimize their use of technology in communication and data management while safeguarding against cybersecurity threats.

Guests may visit the link below to make their reservations for November 13, 2025 for Chesapeake Chapter CAI at Coast Rehoboth Beach, a Tapestry Collection by Hilton hotel. https://group.tapestrycollection.com/jcwoss The group rate is $129/night for a standard room type. The group code for the room block is CHES. The cut-off date to book rooms is October 16, 2025. After that date the group rate is not guaranteed at the hotel. d able!

Early-bir n is avail o ti a tr is reg

ut!

so Don ’t mis

SCAN ME

SCHEDULE OF THE DAY Thursday 1:00 pm – 3:00 pm

Exhibitor Set-up

4:00 pm – 6:00 pm

Happy Hour - at Sirocco Food & Drink

Friday

38

6:30 am – 7:45 am

Exhibitor Set-up

8:00 am – 9:00 am

Breakfast/Registration/EXPO

9:00 am – 9:15 am

Opening Comments

9:15 am – 11:00 am

Morning Session

11:00 am – 12:30 pm

Lunch/EXPO

12:30 pm – 2:15 pm

Afternoon Session

2:15 pm – 2:45 pm

Legislative Update Session THE BEACON

DIAMOND SPONSOR SHOWCASE

FIRE

2025

FLOOD

MOLD

WIND

Call us for an estimate for any of your project needs (410) 766-2855 or visit us at NAcontracting.com

2 4- H O UR EME R G E N C Y SE RV ICE

S U MME R/FA L L 20 25

39

CHESAPEAKE REGION CHAPTER OF CAI 2025 EVENTS AND MEETINGS JANUARY

JULY

THURSDAY, JANUARY 16TH

THURSDAY, JULY 10TH

VIRTUAL

KURTZ’S BEACH, PASADENA, MD

FEBRUARY

AUGUST

WEDNESDAY, FEBRUARY 19TH

WEDNESDAY, AUGUST 13TH

CHARTING YOUR COURSE

BREAKFAST WEBINAR

MARCH WEDNESDAY, MARCH 19TH

BREAKFAST SEMINAR

CRAB FEAST

VOLUNTEER DAY

MARLEY GLEN SCHOOL, GLEN BURNIE, MD WEDNESDAY, AUGUST 20TH

MANAGER HUDDLE

VIRTUAL

TEN OAKS BALLROOM, CLARKSVILLE, MD

APRIL FRIDAY, APRIL 11TH

DELMARVA BREAKFAST SEMINAR

PRINCESS ROYALE, OCEAN CITY, MD

MAY

OCTOBER MONDAY, OCTOBER 6TH

ANNUAL SYMPOSIUM & EXPO

MARYLAND LIVE! CASINO & HOTEL, HANOVER, MD WEDNESDAY, OCTOBER 15TH

HOMEOWNER WEBINAR

MONDAY, MAY 5TH

NOVEMBER

GLEN RIDDLE GOLF CLUB, BERLIN, MD

THURSDAY – FRIDAY, NOVEMBER 13TH - 14TH

THURSDAY, MAY 15TH

REHOBOTH BEACH CONVENTION CENTER, REHOBOTH BEACH, DE

DELMARVA GOLF OUTING

HOMEOWNER WEBINAR

LEGALIZED MARIJUANA ISSUES A “HIGH” PRIORITY FOR YOUR COMMUNITY

JUNE

DELMARVA HAPPY HOUR & EXPO

TBD

BOARD LEADERSHIP DEVELOPMENT WORKSHOP

LOCATION TBD

TUESDAY, JUNE 5TH

DECEMBER

GLEN BURNIE, MD

THURSDAY, DECEMBER 4TH

TUESDAY, JUNE 10TH

ROLLING RIDGE GOLF CLUB, CATONSVILLE, MD

END-OF-YEAR CARNIVAL AT MARLEY GLEN SCHOOL

EDUCATIONAL SEMINAR & HAPPY HOUR

THE VILLAGES AT TWO RIVERS CLUBHOUSE, ODENTON MD MONDAY, JUNE 23RD

GOLF OUTING

ANNUAL SOCIAL

WEDNESDAY, DECEMBER 10TH

BREAKFAST SEMINAR & ANNUAL MEETING

TEN OAKS BALLROOM, CLARKSVILLE, MD

NORBECK COUNTRY CLUB, OLNEY, MD THURSDAY, JUNE 26TH

WEBINAR

“MARYLAND’S BUILDING ENERGY PERFORMANCE STANDARDS (BEPS)”

CHAPTER BOARD AND COMMITTEE MEETINGS Board of Directors First Wednesday at 9:00 am Communications Committee Fourth Tuesday at 10:00 am Delmarva Committee Third Wednesday at 9:00 am Education Committee Second Thursday at 9:30 am Expo Committee Third Tuesday at 9:30 am Golf Committee Second Friday at 9:30 am Legislative Committee Second Thursday at 4:00 pm Magazine Committee First Thursday at 10:00 am Membership Engagement Committee Third Tuesday at 3:00 pm Social Committee Fourth Thursday at 10:00 am