FLCAJ — January 2026

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January Contents VOLUME 41 NUMBER 1 2026

34

14

64

FEATURES 8 FLCAJ 2025–2026 Salary and Information Survey Future CAM: Why Boards Should Embrace 14 The AI in Community Association Management Tech Upgrades for Your Community:

20 Daily Living Reimagined

Ultimate Guide to Launching 26 The Lifestyle Programs for Your HOA

30

Is Your Pool’s Emergency Phone Compliant?

Here’s How to Check (And What to Do If It Isn’t)

34 Winthrop House: A Bridge Between Past and Present

IN EVERY ISSUE 6 Journal Notes

46 CAM Matters 78 FCAP Community 83 New Faces 84 RCA Spotlight Legal, and Management 89 Financial, Services Directories

94 Products and Services Directory 96 Display Advertisers’ Index

LEGAL CORNER

52

Rembaum’s Association Roundup Posting Official Records on the Association’s Website and Electronic Meeting Posting and Retention Requirements

60 Condominium Association Insurance Best Practices

Welcoming New Owners and Residents to 64 Effectively Communities with Associations

68 Just Say, “Yes,” to the Records Request

www.fcapgroup.com | FLCAJ January 2026 3

Is your community ready for what’s next?

From smart doorbells to leak detectors, the future is connected—and only fiber internet can keep up.

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Journal Notes Welcome to 2026! On page 8 the

Salary & Information Survey provides infor-

mation to review and analyze as reported by survey respondents in 2025. This is one

tool that can be used to determine what salary and other benefits to provide for those who make your community a place you enjoy living in.

On page 14 Ana Rivero with Allied

Property Group encourages boards of directors to embrace artificial intelligence (AI) in community association manage-

ment. She shares the amount of work required of portfolio CAMs and how AI is

“…emerging as a force multiplier, allowing

management teams to do more in less time with greater consistency and accu-

racy.” She points out that AI allows managers to not be stretched so thin and to use this tool to provide faster answers with fewer misunderstandings and a better homeowner experience. She points out that the human element will always matter and remarks, “The future CAM will not be replaced by AI—they will be empowered by it.”

Turn to page 20 to read the article from Marcy Kravit that explains why upgrading

your community’s technology infrastructure is vital. She notes, “Upgrading isn’t a luxury; it’s smart capital planning, improved resilience, and a better daily living experience.”

Other articles in this issue address lifestyle programs, code-compliant emergency

pool phones, a restoration project, and community association elections as well as what

official records must be posted on the association’s website, condominium insurance

best practices, and how to create a welcoming environment for new community association residents.

FLCAJ wishes you a Happy New Year and a wonderful 2026!

Editor

Publishers Richard Johns Dana Johns Editor Michael Hamline Art Director Nick Walker Advertising Sales Phone: (800) 425-1314 Email: info@fcapgroup.com Circulation/Accounting Tammy Hanner Phone: (800) 443-3433 Fax: (501) 280-9233 Editorial Phone: (800) 443-3433 Fax: (501) 280-9233 Florida Community Association Journal is published monthly by True Source Publishing LLC 1000 Nix Road Little Rock, AR 72211-3235 Email: info@fcapgroup.com Website: FCAPgroup.com Copyrighted by Florida Community Association Journal. Reproductions of any part of this publication without written permission of the publisher are prohibited.

Subscription Rates

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Back issues are $5 each plus postage.

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The publisher and editor(s) of this magazine do not accept responsibility for the content of any advertisement, including statements made by advertisers herein, or for the opinions expressed by authors of by-lined articles. The publisher and editor(s) also reserve the right to reject any ad or article for objectionable content in verbiage or images. The intent of this publication is to provide general information only and is not intended to provide specific advice or recommendations. Appropriate legal, financial, or engineering advice or other expert assistance should always be sought from professionals.

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Postmaster Send address changes to: Florida Community Association Journal 1000 Nix Road Little Rock, AR 72211-3235 or email info@fcapgroup.com

6 January 2026 FLCAJ | www.fcapgroup.com

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FLCAJ 2025–2026 Salary and Information Survey

F

lorida Community Association Journal has been privileged for more than 35 years to present the annual Salary and Information Survey.

The Survey is compiled using data from an online survey that is available year-round. As always, the Survey depends on participation from our readers, managers, and board members alike, and we want to thank all who responded by the web survey. We trust this information will be helpful in evaluating salary and benefits in your community in 2026.

8 January 2026 FLCAJ | www.fcapgroup.com

The Survey is displayed in three pie charts, eight bar charts, a community profile, and a manager’s compensation profile that should make the information easier to see at a glance. The first pie chart breaks down responses by region; the second pie chart provides a general manager profile; and the third pie chart breaks down the type of association survey respondents live in and supplements the first bar

21%

chart with typical manager profile information. The manager compensation bar chart contains the average manager’s salary and benefits. The five total income bar charts compare salary ranges with several key indicators: region, number of units, price of units, total annual budget, and length of employment. The final bar chart lists average hourly wages for other typical community association employees.

28%

50%

50%

5% 2%

44% 41

11

54

90%

30%

50%

10% 33%

40%

63%

7%

5

57%

10%

90%

$88,292 289

$500,085

37 YEARS

$2,540,041

7

$6,368

47%

15

6

33%

www.fcapgroup.com | FLCAJ January 2026 9

$108,251 $91,333 $81,477

$97,940 $92,500 $70,543

$71,250

$65,000

$60,000

$143,400 $110,000 $75,000

$138,840 $112,000 $148,468

$75,000

$76,612

$82,290 $80,000 $105,991

$137,485 $73,750 $93,613

$25.13 $29.38

$18.18 $19.67 $24.83 $19.67

$95,500

$27.61

$22.16 $23.36 $20.33

12 10 January 2026 FLCAJ | www.fcapgroup.com

$31.00

$33.52 $25.00

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GENERAL SUMMARY

In 2025, the largest percentage of responses to the Salary Survey came from Southeast Florida at 44 percent followed

by Central Florida at 28 percent and Southwest Florida tying at 21 percent.

Survey participants who live in condominiums represent 63 percent of community respondents and HOA representation came in at 30 percent with the remaining 7 percent from cooperatives. Paid management is used by 90 percent while the other 10 percent of communities are self-managed by their volunteer board members.

COMMUNITY PROFILE

The survey participants responded to several questions about their community association. The typical community surveyed in 2025 is an average of 37 years old and consists of 286 units. Of the communities that responded, 23 percent are located on the oceanfront. The average price for a unit came in at $500,085, with the average annual community budget at $2,540,041. On average each

12 January 2026 FLCAJ | www.fcapgroup.com

board of directors consists of seven volunteers. Assessment amounts per community came in at $30, 857 with property insurance, concrete restoration, and roofs costing the most. This year’s survey respondents used on-site management 40 percent of the time and management companies 50 percent of the time.

MANAGER PROFILE AND COMPENSATION

The manager profile shows the average age of a community association manager is 54. The ratio of managers by biological sex is split evenly between male and female. The average number of years of total management experience is 11, with the average manager having been at their current position for five years and devoting at least 41 hours per week to the job.

The most important statistic for managers deals with compensation.

Manager salaries averaged $88,292 statewide for 2025, with bonuses averaging $6,368. Health insurance is being provided to 47 percent of respondents. This health insurance is provided for 25 percent of managers and their families versus 75 percent provided only for the individual.

Life insurance policies are paid for at various levels for 22 percent of CAMs. The average number of vacation days provided is 15 days with six sick/personal days being made available.

EMPLOYEES’ AVERAGE HOURLY WAGES

The average number of employees per community association came in at 12. Bookkeepers saw a more than $6 increase in their hourly rate in 2025 as compared to 2024, and a more than $4 increase was seen for housekeeping supervisors. Maintenance chiefs, maintenance men, front desk personnel, groundskeepers, housekeepers, administrative assistants, security chiefs, and security personnel also saw increases in their 2025 hourly wages as compared to 2024.

FLCAJ READERSHIP

More than 80 percent of the readers say they read all or most of the monthly magazine, and 71 percent of respondents say they are likely or very likely to use the services of advertisers within the publication. n

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The Future CAM: Why Boards Should Embrace AI in Community Association Management

BY ANA SANCHEZ RIVERO

I

n the world of community associations, one role often carries more weight, pressure, and responsibility than most people realize: the portfolio community association manager (CAM). These professionals frequently oversee seven, ten, or even more communities at once—each with its own budget, challenges, projects, vendors, service requests, and board personalities. They interact with thousands of residents and shoulder the responsibility of keeping multiple associations running smoothly.

14 January 2026 FLCAJ | www.fcapgroup.com

Yet despite the enormous scope of their work, portfolio CAMs are often the most underrecognized contributors in our industry. They are the quiet heroes—the problem-solvers, the project coordinators, the communicators, the counselors, and the crisis responders. And they do all of this in a fast-paced environment that demands accuracy, professionalism, and diplomacy.

But the future of this role is changing and changing for the better. Artificial intelligence (AI) is emerging as one of the most promising tools to support CAMs, elevate service quality, and transform how management companies deliver value. For boards of directors, this evolution presents an important question: Is your management company embracing innovation or resisting it?

ANA SANCHEZ RIVERO, CO-CEO AND CO-FOUNDER, ALLIED PROPERTY GROUP Ana Sanchez Rivero is the Co-CEO and Co-Founder of Allied Property Group, a leading South Florida firm specializing in condominium and HOA management. With more than two decades of experience in operations, board education, and technological innovation, Ana is an advocate for modernizing association management through AI and strategic automation. She leads training programs for managers and board members, focusing on efficiency, communication, and forward-thinking governance. Ana is passionate about elevating the role of the CAM and helping communities thrive through innovation and professional leadership. For more information visit www.alliedpropertygroup.net.

THE REALITY OF THE PORTFOLIO CAM

While every association has unique needs, the typical CAM’s workload shares the following common threads: • Dozens (or hundreds) of emails daily • Repetitive homeowner questions • Violations, work orders, and maintenance coordination • Project oversight and vendor management • Financial reporting and budgeting support • Board meeting preparation and follow-up

www.fcapgroup.com | FLCAJ January 2026 15

AI IS NOT SCIENCE FICTION, AND IT’S NOT DESIGNED TO TAKE AWAY HUMAN JOBS IN OUR INDUSTRY. INSTEAD, AI IS EMERGING AS A SERVICE MULTIPLIER, ALLOWING MANAGEMENT TEAMS TO DO MORE IN LESS TIME WITH GREATER CONSISTENCY AND ACCURACY.

Each task requires time, attention, accuracy, and communication— and the sheer volume of work can leave even the most talented CAM overwhelmed. It’s not a lack of skill or commitment; it’s a matter of capacity.

That’s where AI becomes transformative—not as a replacement for the manager but as support that enables them to excel.

AI AS A SERVICE MULTIPLIER

AI is not science fiction, and it’s not designed to take away human jobs in our industry. Instead, AI is emerging as a service multiplier, allowing management teams to do more in less time with greater consistency and accuracy.

For example, AI-driven tools can offer the following: • Automate standard responses to frequently asked resident questions • Provide instant information through voice or chat systems • Route requests intelligently to the right department or person • Identify patterns in violations or maintenance needs • Summarize communication and documents for faster decision-making • Assist in scheduling, reminders, and task tracking This doesn’t eliminate the human factor—it enhances it.

When AI handles the repetitive, routine, and administrative workload, CAMs and support staff can focus on the real work: • Major projects and capital improvements • Relationship-building with boards and residents • Vendor oversight and on-site presence

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16 January 2026 FLCAJ | www.fcapgroup.com

•

Strategic planning and preventive maintenance In other words, AI removes friction so managers can focus on impact.

FASTER, MORE ACCURATE COMMUNICATION

One of the biggest complaints among residents and boards is slow or inconsistent communication—not because managers don’t care but because they’re stretched too thin.

AI can change that. Automated systems can deliver the following: • Immediate responses to common inquiries • Status updates on work orders or accounts • After-hours support • Clear and accurate information pulled directly from system data The result? Faster answers, fewer misunderstandings, and a better homeowner experience.

And for boards this means improved transparency, increased satisfaction, and reduced frustration.

18 January 2026 FLCAJ | www.fcapgroup.com

WHY THE HUMAN ELEMENT WILL ALWAYS MATTER

Our industry is fundamentally human. It’s built on relationships, diplomacy, emotional intelligence, and trust. No algorithm can offer the following: • Calm a frustrated resident in a heated moment • Facilitate a delicate board discussion • Navigate political dynamics within a community • Inspire cooperation during major projects • Provide empathy in difficult situations AI can support decision-making—but it cannot replace judgment. It can streamline processes—but it cannot replace leadership.

The future CAM will not be replaced by AI—they will be empowered by it.

WHAT THIS MEANS FOR BOARDS

Boards are responsible for selecting the right management partner and setting expectations for service. As AI becomes increasingly central to property management, boards should begin asking strategic questions.

• Does our management company use AI-driven tools?

• Are they adopting modern software solutions—or avoiding them?

• Are they investing in technology that improves responsiveness and accuracy?

• Will their systems allow our community to scale, modernize, and communicate more effectively?

In the coming years, management companies that leverage AI will be able to deliver the following: • Better service at a faster pace • More accurate reporting and communication • Improved project oversight

•

Greater efficiency and reduced administrative waste Boards that embrace technology today will position their communities for long-term success tomorrow.

A BRIGHTER FUTURE FOR MANAGERS— AND COMMUNITIES

AI will not diminish the role of the CAM; it will elevate it. By reducing burnout, streamlining operations, and increasing support, AI gives managers the time and mental space to excel. Happier, less overwhelmed managers provide better service.

Better service strengthens communities. Stronger communities drive higher values and greater resident satisfaction.

Everyone wins. The future of community association management isn’t about replacing the human touch—it’s about protecting it.

THE TAKEAWAY

The CAM of tomorrow will be more strategic, more available, more supported, and more impactful. And boards that choose management partners who embrace AI will benefit from smoother operations, clearer communication, and a modern, future-ready community.

AI isn’t a threat. It’s an advantage—and one that boards should actively seek when evaluating management companies. The industry is evolving, and the communities that grow with it will stand strongest. n www.fcapgroup.com | FLCAJ January 2026 19

Photo by iStockphoto.com/Shinsei Motions

Tech Upgrades for Your Community: Daily Living Reimagined

BY MARCY KRAVIT, CMCA, AMS, PCAM, CFCAM, CSM

I

f you could look one year into your community association’s future and see it run more efficiently—entry, amenities, safety, and daily life—what would you want to see?

I’m Marcy, senior director of community association relations—developing markets for Hotwire Communications. My role is to translate technology into practical, resident-centered solutions that improve convenience, security, and communication without turning every decision into a tech buzzword. A disciplined, strategic technology upgrade plan begins with a solid backbone, replaces coax with fiber, and delivers real benefits for residents while embracing modern connectivity and strengthening governance.

WHY UPGRADING MATTERS

Many communities operate on decades-old infrastructure: aging

20 January 2026 FLCAJ | www.fcapgroup.com

coaxial networks, outdated common-area systems, and a patchwork of stand-alone solutions. The result is operational friction, rising costs, and a sense that residents are living in yesterday’s tech world.

Upgrading isn’t a luxury; it’s smart capital planning, improved resilience, and a better daily living experience.

A fiber-first mindset is essential because the network backbone determines everything else: security, amenities, energy efficiency, and communications. Fiber-ready infrastructure delivers reliable internet, high-quality video and access control, smart amenities, and data-driven operations without bottlenecks. Pairing this with clear governance, privacy safeguards, and input from your legal counsel and insurance partners ensures upgrades are functional and responsible.

MARCY KRAVIT, CMCA, AMS, PCAM, CFCAM, SENIOR DIRECTOR OF COMMUNITY ASSOCIATIONS—DEVELOPING MARKETS, HOTWIRE COMMUNICATIONS Marcy Kravit has 20-plus years’ experience managing community associations in South Florida. She has established a reputation as being passionate about service, driven by challenges, and undeterred by obstacles. Marcy is committed to providing five-star service and educating others in raising the level of professionalism in the industry. She works for Hotwire as a senior director of community association—developing markets. Marcy has earned every higher education credential offered by CAI and is recognized by Florida Community Association Professionals (FCAP) as a CFCAM. Marcy is a contributing writer to the Florida Community Association Journal (FLCAJ). For more information, visit www.hotwirecommunications.com.

A PRACTICAL UPGRADE AGENDA Security & Access • • •

Cloud-based access control for main entry, garages, and select resident doors, with mobile credentials so residents can access it from anywhere IP video intercom integrated with the access control for seamless entry and remote guest verification Video surveillance in key public areas with clear retention policies and privacy signage

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www.fcapgroup.com | FLCAJ January 2026 21

Amenities & Operations •

• •

App or portal-based amenity reservations to reduce scheduling conflicts and administrative overhead Smart parcel lockers with notifications to prevent loss and theft.

HOA management software for maintenance, notices, accounting, and reporting in one place

Common-Area Efficiency • • • •

LED lighting with occupancy sensors to save energy Centralized or zoned HVAC controls for shared spaces Water-leak detectors in mechanical rooms and near main piping Indoor air-quality sensors for healthier shared spaces

22 January 2026 FLCAJ | www.fcapgroup.com

Data, Privacy & Governance • •

Transparent privacy policies and clear, visible signage where cameras and sensors operate Vendor contracts defining data ownership, access rights, and retention schedules

Visibility & Planning • •

Building energy dashboards and submeters to track and reduce usage Periodic exterior inspection or drones (where compliant) to monitor condition

A DISCIPLINED, PHASED ROADMAP Plan: Foundation & Policy • • • •

Confirm goals, budget, privacy policies, and success metrics with the board/management.

Choose a centralized HOA management platform that supports all key functions.

Draft policies that align with governing documents and local regulations.

Conduct a site survey to map entry points, power, and cabling routes.

Phase 1—Entry Security & Resident Communications (within 12 months) • • •

Issue RFP or select vendors for hardware and services.

Install building-wide access control and IP intercom.

Deploy three lobby/entry cameras with proper signage.

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• •

Activate resident app/portal for communications and maintenance requests.

Train staff and residents; monitor usage and feedback.

Phase 2—Amenities & Basic Efficiency • • •

Enable amenity reservations within the platform.

Retrofit common-area lighting to LED and implement HVAC controls.

Install basic water-leak detectors; add energy dashboards or reports.

Phase 3—Submetering & Expansion • • •

Add submeters for energy/ water where the budget allows.

Expand camera coverage; update privacy policies as needed.

Explore smart irrigation systems.

Phase 4—Optimization & Future-Proofing •

• •

Use data to optimize maintenance and reserve forecasting.

Consider elevator monitoring or other advanced features.

Refresh governance and data policies based on lessons learned.

FROM FIBER TO DAILY LIFE: RESIDENT BENEFITS

This isn’t about gadgets; it’s about daily life reimagined. With fiber and a well-orchestrated upgrade plan, residents experience the following: • Effortless entry & safer access—Mobile credentials and secure guest options reduce bottlenecks and security concerns.

24 January 2026 FLCAJ | www.fcapgroup.com

• • • • •

Smarter deliveries—Parcel lockers and real-time notifications curb theft.

Seamless amenities—Easy reservations, reminders, and guest access save time and effort.

Clear energy and water insights—Dashboards help residents and boards save money.

Resilience in action—Real-time alerts keep residents informed during storms or outages.

Administrative relief—One platform for everything reduces duplication and delays.

DOING IT RIGHT: PRIVACY, GOVERNANCE, PARTNERSHIPS

As community associations upgrade, we must balance convenience with privacy and openness.

• Post clear signage where cameras and sensors operate; publish retention policies.

• Define and document data ownership, storage, access rights, and sharing parameters.

• Keep residents involved with open meetings and transparent decisions.

• Align and document upgrades with insurance recommendations and disaster planning.

• Work with vendors who offer strong local support, especially for storms or outages.

A HUMAN-CENTERED FUTURE

Technology upgrades aren’t about turning residents into tech experts. They’re about giving back time: more moments with family, less time chasing maintenance, and fewer headaches from disconnected systems. A well-planned, phased approach—from Phase 1 entry security to Phase 2 amenity bookings and Phase 3 energy dashboards—turns governance into meaningful improvements in daily living. This isn’t about chasing the latest trends; it’s about delivering comfort, consistency, and confidence in your community.

CALL TO ACTION • • •

Board retreat & roadmap—Hold a focused session to align tech upgrades with your reserve study and resident priorities.

Budget cadence—Establish a modest, predictable Phase 1 line item with clear milestones.

Phase 1 RFP—Invite three to five vetted vendors, emphasizing privacy, integration, and local service capabilities.

A PERSONAL NOTE

At Hotwire Communications, our mission is to provide reliable, future-ready connectivity that underpins every upgrade and every moment of daily living in your community. With thoughtful governance and a robust, scalable network, you’re not just installing technology—you’re cultivating a community where residents feel secure, connected, and proud of their home. n

Photo by iStockphoto.com/MikeyGen73

The Ultimate Guide to Launching Lifestyle Programs for Your HOA

BY ASHLEY DIETZ

W

26 January 2026 FLCAJ | www.fcapgroup.com

e recently hosted a webinar focused on lifestyle programs for HOAs, and to make it easier for everyone, we’ve compiled some highlights from our Q&A and a question group into this concise guide. Whether your community is big or small, this is your resource for sparking new, exciting events.

FINDING YOUR INSPIRATION

The best programs are often the most creative. Don’t be afraid to think outside the box!

• Themed Parties—Transport your residents to another world with themed events.

Think Gone with the Wind for a classic movie night or a Venetian Masquerade for an elegant evening.

• Interactive Fun—Get people moving and interacting with games, trivia, and contests.

For smaller communities, treasure hunts or waterslides are a hit. Larger communities can go big with square dances or health expos.

• Beyond the Basics— Consider unique events like car or boat shows, museum trips, or even a synchronized swimming show. The key is

ASHLEY DIETZ, VP MARKETING, CAMPBELL PROPERTY MANAGEMENT

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. She has always believed “knowledge is power” and has made it Campbell’s mission to offer free education through in-person events, webinars, and their blog, Florida Association News (FAN), to board members and property managers of condominiums and HOAs throughout Florida. Ashley has worked hard to spread the word about FAN, which currently has over 35,000 subscribers. To check out FAN and access all of Campbell’s past and upcoming webinars, visit ReadFAN.org. For more information, call 954-427-8770, email contact@CampbellPropertyManagement.com, or visit www.campbellpropertymanagement.com.

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to dream big, and then scale your ideas to fit your community’s budget and resources.

Cultural Celebrations—Celebrate diversity with a multicultural expo featuring booths from different countries, culminating in a performance showcase of dance and music.

GETTING STARTED: PLANNING YOUR PROGRAM

Starting a new program can feel daunting, but it’s all about taking that first step.

www.fcapgroup.com | FLCAJ January 2026 27

Photo by iStockphoto.com/Diamond Dogs

•

•

•

Set a Calendar—A great way to begin is by picking holidays to celebrate— Valentine’s Day, the Fourth of July, Halloween, or New Year’s Eve are perfect jumping-off points.

Attract a Crowd—If you want more people to show up, remember this golden rule: food is a huge draw. A simple pizza party can be a great way to kick things off and build momentum.

Know Your Audience— What does your community enjoy? If they like dancing, bring in a ballroom instructor for a mixer. If they prefer a relaxed atmosphere, a “sip and dip” BYOB event at the pool might be perfect. Tailor your programs to the interests of your residents.

28 January 2026 FLCAJ | www.fcapgroup.com

BUDGET

Money doesn’t have to be a major barrier. Smart planning can help you create amazing events on any budget.

• Liability and Insurance—Always consult with legal counsel regarding events that involve alcohol. For activities like fitness classes, it’s best to work with a specialized company to ensure proper insurance coverage.

• Low-Cost Ideas—Explore options like inviting food trucks that are willing to come for free, hosting simple pool parties, or seeking sponsorships from local businesses. A physical therapist’s office, for example, might be willing to sponsor a breakfast in exchange for a few minutes of advertising.

• Free Fun—Don’t forget that many great activities cost nothing.

Organize a group walk at a local park or trail to bring people together without spending a dime.

UNDERSTANDING THE HOA’S ROLE

The HOA board is ultimately in charge and holds the final say on all events. To ensure a smooth process and avoid scheduling conflicts, a designated lifestyle director should maintain a calendar and track all planned activities. For any damage that occurs during an event, assess whether it was due to negligence from a resident; if not, your community’s insurance should cover it.

Are you ready to build a stronger, more connected community? Start with a simple idea, plan it out, and watch as your residents come together to celebrate and connect. n

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Photo by iStockphoto.com/Christine_Kohler

Is Your Pool’s Emergency Phone Compliant?

Here’s How to Check (And What to Do If It Isn’t)

BY TYLER WILLIAMS

A

pool phone is a crucial lifeline in the event of an emergency. Whether encountering a drowning incident, a medical emergency, or another urgent situation, having a reliable, code-compliant emergency phone helps to ensure the appropriate aid is always within reach. Many jurisdictions require them; but beyond compliance, pool phones provide peace of mind by protecting not only those using the pool but also property managers and building owners from unnecessary liability.

A noncompliant or malfunctioning emergency phone could delay critical assistance and expose your property to legal and financial risks.

Ensuring your emergency phone is up to code means you’re prioritizing safety while also upholding your responsibility as a property owner or manager.

Making sure your pool’s emergency phone is compliant can feel

30 January 2026 FLCAJ | www.fcapgroup.com

overwhelming, but it’s essential for both safety and liability protection. This guide is designed to walk you through how to check compliance, test your phone, and take the appropriate next steps if further action is needed. Whether you need to verify your current system or explore a more dependable solution, we’re here to help you navigate the process and ensure uninterrupted access to emergency assistance.

UNDERSTANDING POOL EMERGENCY PHONE REQUIREMENTS

Many jurisdictions require pool emergency phones, not only for regulatory compliance but also to help protect both pool users and property managers from unnecessary liability. A noncompliant or malfunctioning emergency phone could delay critical assistance and increase risk exposure.

Ensuring your emergency phone is up to code is essential to maintaining safety, reducing liability, and providing peace of mind.

Pool emergency phone requirements vary by location,

KINGS III EMERGENCY COMMUNICATIONS Kings III specializes in emergency phone solutions that protect your property, your residents and guests, and your peace of mind by providing 24/7 professional monitoring, proactive maintenance, and industry-leading reliability. With decades of experience in emergency communications, we take the guesswork out of compliance, allowing you to focus on what matters most—keeping your pool area safe and accessible for everyone. For more information, visit www.kingsiii.com.

but key standards typically include the following: • 24/7 Access—Your emergency phone must be available at all times, including outside of pool hours.

• Direct Connection to Emergency Assistance—The phone should automatically dial a designated emergency response center or monitoring service without requiring a coin, dial tone, or additional steps.

• Proper Signage—Clear signage must be posted with instructions for use.

• ADA Compliance—Emergency phones must be accessible to all individuals, including those with disabilities.

• Weather-Resistant Equipment—Phones must be built to withstand outdoor elements without compromising functionality.

For a breakdown of requirements specific to your region, visit our code compliance page at www.kingsiii.com/code-compliance.

HOW TO ENSURE YOUR CELLULAR POOL PHONE IS COMPLIANT

With traditional landlines being phased out, cellular solutions have emerged as the best way to future-proof your emergency phone system at your pool. However, not all cellular emergency phones meet code requirements.

www.fcapgroup.com | FLCAJ January 2026 31

PREVENTIVE MAINTENANCE IS YOUR BEST DEFENSE AGAINST NONCOMPLIANCE, AND TESTING IS ONE OF THE MOST EFFECTIVE TOOLS IN YOUR MAINTENANCE ROUTINE. IT WILL ALLOW YOU TO PROACTIVELY IDENTIFY ISSUES AND ENSURE THAT YOUR EMERGENCY PHONE REMAINS OPERATIONAL, COMPLIANT, AND READY TO PERFORM WHEN NEEDED. If you currently have a cellular solution in place, ask yourself the following questions to determine if your solution is compliant: • Is the phone always powered on and operational?

• Is it connected to continuous power with battery backup (which is required to provide four hours of continuous power in the event of a power outage)?

• Is it under a current cellular service agreement?

• Is it directly accessible without a twist handle or spring device?

If you answered “NO” to any of the above, your solution is not code-compliant and may leave you exposed to unnecessary liability. Kings III offers a fully 32 January 2026 FLCAJ | www.fcapgroup.com

code-compliant all-inclusive cellular pool phone solution that eliminates these concerns.

HOW TO TEST YOUR POOL’S EMERGENCY PHONE

Preventive maintenance is your best defense against noncompliance, and testing is one of the most effective tools in your maintenance routine. It will allow you to proactively identify issues and ensure that your emergency phone remains operational, compliant, and ready to perform when needed.

Routine testing ensures your emergency phone functions properly when it’s needed most. Follow these steps: • Make a Test Call—Activate the emergency phone and confirm that it connects successfully.

• Check Audio Clarity—Ensure that both the caller and the emergency operator can communicate without static or delay.

• Verify Location Transmission—The answering party should be able to identify your location automatically without requiring you to provide any details to be ADA-compliant.

• Inspect Physical Condition—Look for visible damage or wear that could affect performance.

WHAT TO DO IF EMERGENCY PHONE FAILS YOUR TESTING

If your phone isn’t meeting code requirements—or isn’t working at all—it’s important to act quickly to avoid potential fines, liability, or service failures. Here’s how we can help: • For Noncustomers—If your emergency phone is outdated or noncompliant, Kings III provides a comprehensive emergency phone solution that ensures you meet all local and national regulations. Our phones include 24/7 emergency monitoring with highly trained operators who assess every call, provide immediate response, and ensure critical information is relayed efficiently. Additionally, our solution includes free installation, lifetime maintenance, and cellular options that eliminate landline dependency.

• For Current Kings III Customers—If you suspect an issue with your emergency phone, we’re here to help. Contact our service team at 800-766-2029 or email service@kingsiii.com to schedule a maintenance check and keep your system running smoothly.

HELP ENSURE COMPLIANCE & SAFETY WITH KINGS III

Keeping your pool’s emergency phone compliant isn’t just about meeting regulations—it’s about ensuring reliable access to help when it’s needed most.

Imagine if an accident occurred at your pool without a working emergency phone—how would that impact your residents, guests, reputation, and bottom line? The consequences could include the following: • Delayed emergency response—Lifeguards or bystanders may struggle to reach 911 quickly, increasing the severity of injuries.

• Potential fines and legal fees—Noncompliance with safety regulations may result in costly penalties and litigation.

• Reputational damage—A well-publicized incident could make residents and guests question the safety of your property.

• Increased liability risks—Without a reliable emergency communication system, property owners could face legal consequences if an injured party claims negligence. n

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50 years in business

Above: A team of Carousel Development & Restoration, Inc., craftsmen are enthusiastically completing the final punch-out phase, encompassing detailed touch-up painting, installation of railings and comprehensive window cleaning of the iconic Winthrop House building bringing the building’s new, elegant Art Deco façade. On the opposite page, you can see the building’s original brickwork from 50 years ago. Photos courtesy of Carousel Development & Restoration

Winthrop House: A Bridge Between Past and Present

BY GABRIELLA BIANCHINI

34 January 2026 FLCAJ | www.fcapgroup.com

P

erched at the corner of Worth Avenue and Ocean Boulevard, Winthrop House has been a symbol of timeless Palm Beach elegance since its completion in 1970.

Designed by architect Mike Burrows, the eight-story luxury condominium is known for its sweeping ocean views, refined amenities, and an exclusive underground tunnel that leads residents directly to the beach.

CAROUSEL DEVELOPMENT & RESTORATION INC.

Now, more than five decades later, the landmark property has undergone a stunning transformation that seamlessly blends coastal sophistication with modern Art Deco flair. The 2025 restoration, led by Carousel Development & Restoration Inc., introduces a bold, new façade, complete with decorative railings, a refreshed color palette, and the removal of its traditional brick exterior—ushering in a new aesthetic era for this storied address.

Founded in 1979 and headquartered in Delray Beach, Carousel Development & Restoration, Inc., has established itself as one of South Florida’s leading, family-owned, structural restoration contractors. With decades of experience, over 200 employees and a reputation built on integrity, craftsmanship and innovation, the company continues to shape the skyline of Florida’s coastal communities.

Carousel specializes in the restoration and repair of high-rise condominiums and commercial properties, offering a comprehensive range of services that include balcony and garage deck repair, full deck replacement, railing fabrication and installation, impact window and door installation, painting and waterproofing. Over the years, Carousel has successfully completed a substantial number of residential, commercial, governmental, industrial, and institutional projects across Palm Beach, Broward, and Miami-Dade Counties and throughout Florida. For more information, call 561-272-3700, email info@cdri.net, or visit cdri.net.

www.fcapgroup.com | FLCAJ January 2026 35

The south side of Winthrop House (above, left), facing Hammond Avenue, reveals the building’s original brickwork from 50 years ago. This section is scheduled for completion next season. One swing stage, carrying two Carousel Development & Restoration employees, can be seen suspended in the air (above, right) as they complete stucco repairs, waterproofing, and painting of the balconies and walls. The scaffolding provides essential access for the ongoing restoration work. Photos courtesy of Carousel

36 January 2026 FLCAJ | www.fcapgroup.com

The recent upgrades follow a series of approximately 17 million dollars in renovations that have enhanced the building’s exterior, further elevating the lifestyle experience for its 122 residents. From sunrise views over the Atlantic to a rooftop terrace offering panoramic vistas of both ocean and city, Winthrop House continues to define luxury living in Palm Beach.

Continued on page 42

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Carousel Development & Restoration, Inc., is in the final punch-out stages which will include touch-up painting and cleaning of all windows for the Winthrop House restoration project on the north side, facing Worth Ave. Photo courtesy of Carousel 38 January 2026 FLCAJ | www.fcapgroup.com

At the Winthrop House building on the corner of Worth Ave. & South Ocean Blvd. two Carousel Development & Restoration, Inc., employees (above, left) are adding additional protective measures on the ocean-view balconies to combat ongoing concrete corrosion caused by the harsh marine environment.. No time to enjoy the view for this Carousel Development & Restoration, Inc., employee (above, right), who is hard at work on the Winthrop House building. Fully equipped with proper safety gear, he pushes forward to help meet the fast-approaching deadline. Photos courtesy of Carousel

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40 January 2026 FLCAJ | www.fcapgroup.com

Continued from page 36 Carousel Development & Restoration, Inc., has maintained a longstanding partnership with the building since 1992, providing ongoing concrete restoration, balcony refinishing, and structural enhancements. The latest overhaul, however, represents the most comprehensive update in the property’s history—one that reimagines its architectural identity while honoring its enduring charm.

As Palm Beach continues to evolve, Winthrop House stands proudly as a bridge between past and present—where classic design meets contemporary style, and the ocean breeze carries the promise of a bright new chapter. n

42 January 2026 FLCAJ | www.fcapgroup.com

While birds migrate south for the winter, it’s often the unseen elements that keep a project running smoothly. Carousel Development & Restoration, Inc. employs this temporary structure of weights and beams to support the equipment below, enabling crews to efficiently complete concrete repairs, and new facade on the Winthrop House building. Photo courtesy of Carousel

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SUBSCRIBE TODAY Our Group Subscription reduces the $24 annual subscription to $12 each per year!

The Group Subscription is for groups of 3 OR MORE. Copies may be sent to different addresses, but there is to be ONE PAYMENT for the Group Subscription, by credit card or check (all addresses must be within the U.S., and payment must be included).

The low group subscription rate makes it affordable for all the members and board members of an association to receive a copy of Florida Community Association Journal magazine.

GROUP SUBSCRIPTION FORM Subscription Contact: ________________________________

Name: ______________________ Unit: ______ Address:________________________________ City/State/Zip: ___________________________

Title: __________________________ Tel: ________________ Association Name: ___________________________________ Email: _______________________________________________

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Street: ______________________________________________ City/State/Zip:_______________________________________ MAIL WITH CHECK TO: Florida Community Association Journal True Source Publishing 1000 Nix Road Little Rock, AR 72211-3235

SUBSCRIPTIONS T: 800.425.1314 F: 501.280.9233 www.fcapgroup.com E: info@fcapgroup.com

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CAM MATTERS

Photo by iStockphoto.com/Stefan Lambauer

Happy New Year!

BY BETSY BARBIEUX, CAM, CFCAM, CMCA

Y

ou have eagerly awaited the election of new board members.

The present board is difficult to work with, very slow in making decisions, and reluctant to take a stand on rules violations. You have had to fight with them every step of the way.

They are a suspicious bunch. Even when they ask you for your opinion, they won’t follow it. You find yourself documenting everything you tell them. They won’t let you do your job.

You have been looking forward to the replacement of several board members. You’ve campaigned (behind the scenes, of course) to get a couple of your favorites to run in the election. You just know if they are elected, things will move along smoother and faster this next year.

But elections don’t always bring an improvement. Because of the way the documents are written, this election gives you seven new board

46 January 2026 FLCAJ | www.fcapgroup.com

BECAUSE OF THE WAY THE DOCUMENTS ARE WRITTEN, THIS ELECTION GIVES YOU SEVEN NEW BOARD MEMBERS. NO ONE RAN AGAIN FROM LAST YEAR. THIS ELECTION GIVES YOU A BOARD THAT IS GENERALLY UNINFORMED AND UNEDUCATED IN THE WAYS OF COMMUNITY ASSOCIATION MANAGEMENT.

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BETSY BARBIEUX, CAM, CFCAM, CMCA, FLORIDA CAM SCHOOLS

Betsy Barbieux, CAM, CFCAM, CMCA, guides managers, board members, and service providers in handling daily operations of their communities while dealing with different communication styles, difficult personalities, and conflict. Effective communication and efficient management are her goals. Since 1999 Betsy has educated thousands of managers, directors, and service providers. She is your trainer for life! Betsy is the author of Boardmanship, a columnist in the Florida Community Association Journal, and a former member of the Regulatory Council for Community Association Managers. Subscribe to CAM MattersTM at www.youtube.com/c/cammatters. For more information, contact Betsy@ FloridaCAMSchools.com, call 352-326-8365, or visit www.FloridaCAMSchools.com.

members. No one ran again from last year. This election gives you a board that is generally uninformed and uneducated in the ways of community association management. They don’t understand Robert’s Rules of Order, and they have never read Chapter 718.

Some managers report that new board member orientations help. Others say it doesn’t make any difference; the new directors think they know it all.

If your association is self-managed, orientation is critical and education is now required. Past officers may need to spend a significant amount of time with new officers to bring them up to speed. With the new educational requirements, the hope is that returning and new board members will be reminded of the purpose of the community association, which is to protect the property and

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www.fcapgroup.com | FLCAJ January 2026 47

We are a boutique firm that specializes in providing accounting services for Community Associations including: Audits • Reviews • Compilations • Tax Preparation Julie Jaram, MBA 360 Central Avenue, Suite 800 St. Petersburg, FL 33701 727.290.2578 jjaram@devinandco.com • www.devinandco.com

OFFICERS WERE ELECTED AT THE BOARD ORGANIZATIONAL MEETING THAT IMMEDIATELY FOLLOWED THE ANNUAL ELECTION. LIKELY, THE STRONGER PERSONALITY WAS ELECTED AS PRESIDENT. IF THE COMMUNITY HAS LIMITED MANAGEMENT, BOARD MEMBERS MAY NEED ACTUAL KNOWLEDGE AND MANAGERIAL SKILLS TO FULFILL THEIR OFFICERS’ DUTIES AS SECRETARY AND TREASURER. its value, maintain the common elements/areas, and enforce the restrictions on the owners’ use rights of their property and the common elements/areas. Annual board member training is also required to remind board members of their purpose and duties and update them on the new legislation.

In addition to the staterequired certification class, an orientation might include a review of the following:

48 January 2026 FLCAJ | www.fcapgroup.com

•

• • • • • • • •

The governing documents (even though they are already supposed to have them and have read them, that is not always the case) The governing statutes The past year’s minutes Vendors’ contracts The budget Explanation of officers’ duties and fiduciary responsibilities The management contract and duties Job descriptions of any employees Pending litigation, rules violations, and fines

They will want to exchange board members’ names and contact information, coordinate to sign new signature cards for the bank accounts, and schedule their future board meetings.

Officers were elected at the board organizational meeting that immediately followed the annual election. Likely, the stronger personality was elected as president. If the community has limited management, board members may need actual knowledge and managerial skills to fulfill their officers’ duties as secretary and treasurer.

Otherwise, most of those administrative and accounting tasks will be performed by a manager.

Managers seem to experience one of two extremes—overbearing, micromanaging board members, or reluctant volunteers not vested in their positions. This coming year may be a good one or not.

WORST CASE SCENARIO:

At the first meeting of the newly elected directors, the personality types of the members become clearer. The treasurer wants to handle all the

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50 January 2026 FLCAJ | www.fcapgroup.com

accounting herself but won’t use the computer. She wants to use a ledger. The secretary still uses a typewriter. The president who appeared to be ready to move the board forward has limited people skills. He is like a bull in a china shop. He is used to running his own business and making decisions by himself. He is ready to fire the attorney and hire another one who is cheaper. He wants to ditch the lawn service, which is the biggest line item in the budget, buy a lawn mower, and hire an employee. He is sure there is nothing to running an association of this size. He has no idea the community is a multi-million-dollar corporation. You begin to wonder if you’ll make it to the next election.

BEST CASE SCENARIO:

The president has board experience, is used to working with others as a team, and knows the value of your expertise. He is familiar with meeting procedures and Robert’s Rules of Order but needs to learn the exceptions under the “Small Board’s” chapter and incorporate the additional statutory meeting and voting requirements. The secretary and treasurer only want to sign what they must and let you take the minutes and handle the accounting. You are valued, needed, and appreciated!

Most managers’ experiences fall somewhere between the worst case and best-case scenarios. The one sure thing about community association management is that with each election, things change.

Sometimes for the better, and sometimes for the worse.

Happy New Year! n

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Photo courtesy of Kaye Bender Rembaum

REMBAUM'S ASSOCIATION ROUNDUP

Posting Official Records on the Association’s Website and Electronic Meeting Posting and Retention Requirements

BY JEFFREY A. REMBAUM, ESQ.

T

he purpose of this Roundup article is to clarify which condominium association official records must be posted to the association’s website.

This is due to the January 1, 2026, requirement set out in §718.111(12) (g), Florida Statutes, which requires that all condominium associations with 25 or more units that do not contain timeshare units have a password-protected website (or downloadable through an app on a mobile device) upon which to post certain official records. This article will also address a few distinctions as compared to the website and posting requirements for a homeowners’ association governed under Chapter 720, Florida Statutes.

•

52 January 2026 FLCAJ | www.fcapgroup.com

The general requirements for condominium associations are as follows: Where—Post on an independent website or web portal wholly owned and operated by the association; OR a website or web portal operated by a thirdparty provider with whom the association owns, leases, rents, or otherwise obtains the right to operate a web page, subpage, web portal, or collection of subpages or web portals dedicated to the association’s activities and on which required notices, records, and documents may be posted by the association. It must be accessible through the internet and must contain a subpage, web portal, or other protected electronic location that is inaccessible to the general

•

•

•

public and accessible only to unit owners and employees of the association and accessible by a username and password.

Password protected—Upon a unit owner’s written request, the association must provide the unit owner with a username and password and access to the protected sections of the association’s website that contain any notices, records, or documents that must be electronically provided.

Failure to post—The failure to post the required documents on the website does not, in and of itself, invalidate any action or decision of the association.

Estoppel Certificate requests—On the website, each association must designate a person or entity with a street or email address for

JEFFREY REMBAUM, PARTNER, KAYE BENDER REMBAUM Attorney Jeffrey Rembaum has considerable experience representing countless community associations that include condominium, homeowner, commercial, and cooperative associations throughout Florida. He is a board-certified specialist in condominium and planned development law and is a Florida Supreme Court circuit civil mediator. Every year since 2012 Mr. Rembaum has been inducted into the Florida Super Lawyers. He was twice awarded as a member of Florida Trend’s Legal Elite. Kaye Bender Rembaum P.L. is devoted to the representation of community and commercial associations throughout Florida with offices in Palm Beach, Broward, Hillsborough, and Orange Counties (and Miami-Dade by appointment). For more information, visit kbrlegal.com.

•

receipt of a request for an estoppel certificate issued pursuant to §718.116(8), Florida Statutes.

Protected information—The association must ensure that the information and records that are not accessible to unit owners are not posted on the association’s website (meaning confidential and protected information). If protected information is included in documents that are required to be posted on the association’s website or application, the association must ensure the information is redacted (i.e., “blacked-out”) before posting the documents. Importantly, there is no liability for disclosing information that is protected or restricted unless such disclosures were made with a knowing or intentional disregard of the protected or restricted nature of such information.

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Copies of recordings of condominium association board, member, and committee meetings have to be maintained by the association and posted on its website for the time listed below: • Pursuant to §718.112(2)(c)(1), Florida Statutes, “If the [board or committee] meeting is conducted via video conference, it must be recorded, and such recording must be maintained as an official record of the association and posted to the website for at least twelve (12) months.”

• However, while the recording can be removed from the website after 12 months, the electronic recordings of ALL meetings which were not reduced to written and approved minutes must be

stored permanently with the official records of the association.

Alternatively, if there are approved minutes for a meeting held by video conference, the recordings must be maintained for at least one year after the date the recording is posted to the website.

The following CURRENT documents MUST be posted to the condominium association website (or downloadable through the app) as follows: 1. The recorded declaration of condominium of each condominium operated by the association and any and all amendments thereto 2. The recorded bylaws of the association and any and all amendments thereto 3. The articles of incorporation, as filed with the Department of State, or other documents creating the association, and all amendments thereto 4. The rules of the association 5. The approved minutes of all board meetings held over the preceding 12 months 6. The video recording, or a hyperlink to the video recording, for all meetings of the association, the board of administration, any committee, and the unit owners which are conducted by video conference over the preceding 12 months 7. A list of all executory contracts (meaning an executed contract) and documents to which the association is a party or under which the association or the unit owners have an obligation or responsibility and, after bidding for the related materials, equipment, or services has closed, a list of bids received by the association within the past year. Summaries of bids for materials, equipment, or services which exceed $500 must be

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maintained on the website or application for one year. In lieu of summaries, complete copies of the bids may be posted.

8. The annual budget and any proposed budget to be considered at the annual meeting 9. The financial report and any proposed financial report(s) to be considered at a meeting 10. The certification of each director 11. All contracts or transactions between the association and any director, officer, corporation, firm, or association that is not an affiliated condominium association or any other entity in which an association director is also a director or officer and financially interested.

12. Any contract or document regarding a conflict of interest or possible conflict of interest 13. The notice of any unit owner meeting and the agenda for the meeting no later than 14 days before the meeting. The notice must be posted in plain view on the front page of the website or application, or on a separate subpage of the website or application labeled “Notices” which is conspicuously visible and linked from the front page. The association must also post on its website or application any document to be considered and voted on by the owners during the meeting or any document listed on the agenda at least seven days before the meeting in which the document, or the information within the document, will be considered.

14. Notice of any board meeting, the agenda, and any other document required for the meeting, which must be posted no later than the date required for the notice.

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15. All inspection reports related to the structural integrity or life safety inspection of the condominium property.

16. The association’s most recent structural integrity reserve study (SIRS) 17. Copies of all building permits issued for ongoing or planned construction 18. A copy of all affidavits required by Chapter 718, Florida Statutes The following additional important information must be posted in regard to condominium association board and member meetings: • Board meetings— Additionally, a digital copy of the board meeting notice, agenda, and any other documents required for the meeting must be

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posted on the website no later than the date required for notice (i.e., depending on the type of board meeting, for 48 continuous hours, or 14 days before the meeting).

Member meetings—The association must post on the website a digital copy of member meeting notices and agendas in plain view on the front page of the website, or on a separate subpage of the website labeled “Notices” which is conspicuously visible and linked from the front page at least 14 days before the meeting. The association must also post on its website any document to be considered and voted on by the unit owners during the meeting or any document listed on the agenda at least seven (7) days before the meeting.

The following are distinctions as relevant to homeowners’ associations governed under Chapter 720 of the Florida Statutes: • Interestingly, the website posting requirements set out in the Homeowners’ Association Act, Chapter 720, Florida Statutes, are not nearly as well developed as those set out in Chapter 718, Florida Statutes. As of January 1, 2025, a homeowners’ association that has 100 or more parcels must post certain documents on its website or make them available through an app that can be downloaded on a mobile device. As to which documents must be posted to the homeowners’ association website, the requirements are generally the same, with some key differences not addressed herein due to space limitations, and there is no guidance provided as to how long the electronic recordings of the various meetings must be maintained. In addition, there is no requirement to post the electronic recordings of the various association meetings on the association’s website, either. Because the Homeowners’ Association Act does not address how long electronic meetings must be maintained, it is a good idea to work with the association’s legal counsel to adopt rules and regulations governing such retention policies.

• A key distinction between condominium and homeowners’ associations is that the condominium association is required to provide a checklist of all documents provided and not provided to the requesting member in response to the official request while the homeowners’ association does not have a similar checklist requirement.

If you have additional questions regarding your association’s website and posting requirements, please reach out to the association’s attorney. n

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Condominium Association Insurance Best Practices

BY JAMES ROBERT CAVES

W

hile every condominium association is unique, there is a common thread that runs through every condominium community in the state of Florida, and that is property insurance. Typically property insurance is one of the largest, if not the largest, line items in a condominium association’s budget, and it has been a growing expense over the last several years.

Condominium association board members and managers should be aware that there are specific statutory requirements imposed upon condominium associations with respect to both maintaining property insurance on the condominium property and placing such insurance. In addition to the general obligation to obtain property insurance,

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there are several nuances and potential traps in the Condominium Act that condominium associations should be aware of.

With respect to a condominium association’s property insurance obligations, Section 718.111(11), Florida Statutes, addresses the association’s duty to obtain and maintain property insurance on the condominium, and the statute includes specific requirements for the extent of the coverage and the manner in which coverage is obtained.

With regard to the extent of coverage, the Condominium Act states that every condominium association must have “adequate property insurance” as determined by the Act, regardless of any requirements in the declaration of condominium. The statute further provides that “adequate insurance coverage” means full insurable value, replacement cost, or similar coverage. The statute goes on to state that the amount of adequate coverage may be based on the replacement cost of the property to be insured as determined by an

JAMES ROBERT CAVES, III, SHAREHOLDER, BECKER Rob Caves dedicates his practice to representing community associations, primarily as general counsel to condominium, cooperative, and homeowners’ associations.

In addition to representing associations in day-to-day legal matters, Rob has developed a focus on addressing telecommunication issues facing associations. Following his graduation from law school, Mr. Caves served as a staff attorney for the First District Court of Appeal in Tallahassee. Mr. Caves is also board certified by the Florida Bar in Condominium & Planned Development Law, a distinction held by only five percent of Florida Bar attorney members. Board certification is the Florida Bar’s highest level of competence, professionalism, and expertise and requires peer review, ongoing education, and a rigorous exam.

For more information, call 239-433-7707, email rcaves@bekerlawyers.com, or visit beckerlawyers.com.

independent insurance appraisal. The replacement cost value must be determined by an appraisal, or updated appraisal, at least once every three years.

This leads to the first potential trap for condominium associations: the amount of insurance coverage. Whether full insurable value, replacement cost, or similar coverage, the value must be based on a current independent insurance appraisal. This appraisal must be no more than three years old and must be updated at least every three years. Accordingly, every condominium association should be cognizant of the date of its most recent insurance appraisal and have a plan in place for keeping it current so that timely and adequate property insurance may continue to be obtained for the condominium.

In addition to correctly determining the amount of adequate property insurance coverage, the condominium association must also purchase a policy with appropriate deductibles. The Condominium Act specifically states that policies may include deductibles, as

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SPECIFICALLY, THE STATUTE STATES THAT THE DEDUCTIBLE SELECTED BY THE BOARD MUST BE CONSISTENT WITH INDUSTRY STANDARDS AND THE PREVAILING PRACTICE FOR COMMUNITIES OF SIMILAR SIZE, AGE, CONSTRUCTION, AND LOCATION.

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determined by the board of directors.

Deductibles for property insurance policies, particularly concerning hurricane coverage, can be significant and often are based on a percentage of the value of the insured property.

For condominium buildings this can amount to hundreds of thousands, if not millions, of dollars. While the board has the authority to determine the deductible, such authority is not unlimited.

Specifically, the statute states that the deductible selected by the board must be consistent with industry standards and the prevailing practice for communities of similar size, age, construction, and location. Condominium associations should therefore discuss deductible options with their insurance professionals to ensure that the deductibles selected are consistent with

accepted practice for the locale. In determining the amount of the deductible, the board may consider available funds, including reserve accounts and assessment authority.

The statute requires that when the board establishes the amount of the deductible, it must do so at a board meeting noticed pursuant to Section 718.112(2)(e), Florida Statutes, which requires mailed, delivered, or emailed notice to the members at least 14 days in advance of the meeting, the same notice requirements used for special assessment or budget meetings.

Other than the ongoing routine maintenance of the condominium property, ensuring that appropriate property insurance policies are in place may be the most important function of a condominium association. Ensuring not only that the property insurance policies provide appropriate coverage but also that they are adopted in a procedurally correct manner consistent with the Condominium Act is vitally important. Every condominium association should review its processes to confirm that it has an up-to-date insurance appraisal for the condominium property and should review its practices for adopting deductibles to ensure that the deductibles are approved at a properly noticed board meeting. Taking these steps early and establishing consistent procedures ensures that a condominium association maintains the proper insurance policies necessary to protect the property. n

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Effectively Welcoming New Owners and Residents to Communities with Associations

BY NIURYS ROBAINA

M

oving into a new home is more than just a change of address; it’s an opportunity to join a vibrant community. While the departure of longtime members can leave a gap, newcomers bring fresh perspectives and the potential for new friendships. Creating a welcoming environment is essential for fostering a sense of belonging and ensuring the continued growth and success of communities with associations.

For boards of directors, the process should begin by reaching out to new residents with a personalized welcome message. This communication can invite them to introduce themselves at the next board meeting and provide key contact information for association staff and representatives, including phone numbers, emails, website addresses, and social media platforms. Adding a brief handwritten note from the association president can make the welcome even more meaningful.

Organizing a meet-and-greet or orientation session is also a 64 January 2026 FLCAJ | www.fcapgroup.com

great way to help new residents get acquainted with the community. These gatherings offer an opportunity to share important information about association rules, amenities, on-site services, communications channels, and ways to get involved. They also provide a forum for newcomers to ask questions and express any initial concerns.

To better understand residents’ first impressions, consider following up the initial welcome with a survey or feedback form after a few weeks. Their input can be invaluable for improving the onboarding experience and addressing any concerns early on. Moreover, regular followups through calls and emails in the weeks and months ahead help ensure that new owners and residents feel supported

NIURYS ROBAINA, ATTORNEY, SIEGFRIED RIVERA Niurys Robaina is an attorney with the South Florida law firm of Siegfried Rivera who focuses on community association and construction law. She is based at the firm’s Coral Gables office and is a regular contributor to its Newsroom blog at www.SiegfriedRivera.com/blog. The firm also maintains offices in Broward and Palm Beach Counties, and its 49 attorneys focus on real estate, community association, construction, and insurance law. For more information, visit www.SiegfriedRivera.com, email NRobaina@SiegfriedRivera.com, or call 305-442-3334.

and any lingering needs they have are addressed. Ongoing outreach demonstrates that the association is committed to their satisfaction and well-being.

Clear communication of community rules can also be key to avoiding misunderstandings. Make sure all guidelines are easily accessible, post them on the community website, share them at board meetings, and provide printed copies if needed. Some rules may require an adjustment period, so proactive outreach to help newcomers understand expectations is always beneficial.

For example, educating new residents about property upkeep standards (including landscaping requirements, exterior maintenance, and care of common areas) helps maintain a cohesive and attractive neighborhood.

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Community amenities such as parks, pools, fitness centers, sports courts, and clubhouses are often major reasons why newcomers choose to become residents.

Highlight these features during the first few months to reinforce that they made the right decision.

It is also worthwhile to encourage engagement by promoting opportunities for board service and committee membership.

Provide guidance to those interested in volunteering, and make it easy for them to get involved.

Social gatherings, neighborhood clean-up days, block parties, and holiday celebrations are excellent ways to bring residents together in a relaxed setting.

These events help build meaningful relationships and strengthen the sense of community.

Utilize all available channels (community websites, newsletters, emails, flyers, and events) to keep residents informed and engaged. Proactive communication, clear guidelines, and a welcoming attitude from board members and association representatives go a long way toward making newcomers feel at home.

By embracing these strategies, associations can ensure that new members feel welcomed and supported from day one.

These efforts not only enhance the onboarding experience—they also contribute to the long-term success and growth of the entire community. n

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Just Say, “Yes,” to the Records Request OFFICIAL RECORDS: PROVIDE OR PAY—BIG TIME

BY MICHAEL J. GELFAND, ESQ.

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S

ome may use the term “recreational complainer.” Whatever the source of the seeming compulsion is to obtain Florida community association records, as the saying goes, there is a law. Florida law does recognize sound public policies for broad access to records; and Florida legislators hear anecdotally that requests have brought positive changes to communities within their districts.

Following from this law that provides a right of access, while it is not usual and not unheard of for an association to receive numerous requests from one or two owners to review documents, what is unusual is for an association to be on the hook for hundreds of thousands of dollars for an owner’s attorney’s fees.

WHAT WENT WRONG?

As you read on, recall that just because the courts recently ruled in a condominium association context, in Florida the laws regulating official records access are very similar also for homeowners’ and cooperative associations.

The current context unfolds in a recent Florida appellate court decision addressing a Florida condominium unit owner’s reported numerous, repeated requests to his condominium association for official records. Regarding two of these requests in April 2018 and June 2018, the appellate court ruled that as a matter of law a condominium association’s failure to provide requested official records for inspection within ten working days after receipt of the

MICHAEL J. GELFAND, ESQ., SENIOR PARTNER, GELFAND & ARPE, P.A. Michael J. Gelfand, Esq., the senior partner of Gelfand & Arpe, P.A., emphasizes a community association law practice, counseling associations and owners how to set legitimate goals and effectively achieve those goals. Gelfand is a dual Florida Bar board-certified lawyer in condominium and planned development law and in real estate law, a certified circuit and county civil court mediator, a homeowners’ association mediator, an arbitrator, and parliamentarian. He is a past chair of the Real Property Division of the Florida Bar’s Real Property, Probate & Trust Law Section, and a Fellow of the American College of Real Estate Lawyers.

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owner’s written request created a rebuttable presumption that the association willfully failed to comply with Florida’s records request statute, citing the Condominium Act Section 718.111, Fla. Stat. (2018).

The facts as laid out in Gamboa v. Newth Gardens Condominium Association, Inc., 50 Fla. L. Weekly D 1220 (Fla. 4th DCA, June 4, 2025), indicate that a unit owner requested his condominium association make records available for inspection in April 2018 and June 2018. Regarding the April 2018 records request, the association claimed that it mailed the

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AT TRIAL THE PRESIDENT OF THE ASSOCIATION TESTIFIED THAT HE DRAFTED A LETTER TO THE OWNER SETTING A DATE FOR AN INSPECTION, BUT THE PRESIDENT DID NOT TESTIFY THAT HE PERSONALLY MAILED THE LETTER. THE OWNER TESTIFIED THAT HE DID NOT RECEIVE THE LETTER BEFORE FILING HIS ARBITRATION PETITION. THE TRIAL COURT FOUND THAT THE ASSOCIATION DID NOT WILLFULLY DENY ACCESS TO THE RECORDS AND GRANTED FINAL JUDGMENT FOR THE ASSOCIATION ON BOTH RECORDS REQUESTS.

unit owner a letter setting an appointment, but the unit owner said he never received the letter.

One month after making the initial records request, the owner sent the association a “pre-arbitration notice” providing the association another chance to provide records before proceeding with formal claims, sometimes referred to as an opportunity to cure. That notice stated that the association was in violation of Section 718.111(12)(b).

As the decision reported that he still hadn’t received any response from the association, the owner started the formal claims process by filing a petition for mandatory nonbinding arbitration alleging the association failed to furnish him access to inspect and photocopy the requested records. The arbitrator found for the owner and awarded him statutory damages of $500. Instead of paying this amount, the association filed a complaint in court seeking a trial.

At trial the president of the association testified that he drafted a letter to the owner setting a date for an inspection, but the president did not testify that he personally mailed the letter. The owner testified that he did not receive the letter before filing his arbitration petition.

The trial court found that the association did not willfully deny access to the records and granted final judgment for the association on both records requests.

The District Court of Appeal affirmed the final judgment as to the June 2018 records request but reversed the final judgment for the association as to the April 2018 records request. The court explained that the Condominium Act stated: “The

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failure of an association to provide the record within 10 working days after receipt of a written request creates a rebuttable presumption that the association willfully failed to comply with this paragraph.”

The appellate court found that the association failed to present any evidence that the letter drafted by the president had actually been mailed. The court explained that the mailing must be proven by producing evidence such as a proof of regular business practices, an affidavit swearing that the letter was mailed, or a return receipt from the owner. Therefore, the association failed to rebut the presumption of “willful failure” to comply with the records inspection statute. “[B]efore commencing legal action, Unit Owner had informed the association that he had not received a response to his request,” the court stated.

“This provided the association with an opportunity for a ‘do-over’ and a mitigation of damages and legal fees and costs.” Instead of taking this path and mitigating, or reducing its damages, the association took the other path and filed a lawsuit.

This appellate decision demonstrates the impact of the Condominim Act’s “rebuttable presumption.” The association’s failure to provide the requested documents within ten days after receipt of the owner’s written request created a rebuttable presumption that the association willfully failed to comply with the records request statute.

Instead of costing $500, the association is now on the hook for almost $200,000 in attorney’s fees!

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A SECOND BUSINESS-RELATED ASPECT IS TO DOCUMENT RESPONSES. HAVE A PROCEDURE AS TO HOW REQUIRED RESPONSES ARE TRANSMITTED. CERTIFIED MAIL, RETURN RECEIPT REQUESTED MAY NOT ALWAYS BE PRACTICAL, BUT IT FREQUENTLY CAN HELP.

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associations—homeowners’, cooperative, and condominium associations—can help themselves to avoid being on the hook for huge fees.

First, respond simply by approaching matters on a pure business basis— just provide records requested in a timely manner.

A second business-related aspect is to document responses. Have a procedure as to how required responses are transmitted. Certified mail, return receipt requested may not always be practical, but it frequently can help.

A third business approach is to have records properly organized. This is not just for records requests but also facilities access to the right document at the right time when you need it for a regular administrative need.

Above all, do not get angry and do not lash out. Sometimes it seems that an owner makes a request just to cause anguish in the association’s leadership. Why let someone control your emotions? Simply providing the records usually fulfills the statutory duty without paying huge amounts of money to that requesting owner or experiencing angina!

TIMELY BUDGETING & END-OF-YEAR DEADLINES

As year-end approaches, it is time, or perhaps past time, to pull down the wall calendar and mark it up with meetings and deadlines. Recall that the Condominium Act requires Florida condominium association budgets to be approved no later than 14 days before the budget starts. For a January 1, 2026, start date that deadline for adoption is December 18, 2025.

Recall also that Florida condominium associations must provide a notice of budget meeting with a properly drafted budget, including a reserve schedule, no less than 14 days before the meeting. Your bylaws may require more time.

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AS WITH RECORDS ACCESS, MANY FLORIDA HOMEOWNERS’ ASSOCIATIONS AND COOPERATIVE ASSOCIATIONS ARE SUBJECT TO MEETING REQUIREMENTS THAT ARE SIMILAR TO FLORIDA CONDOMINIUM ASSOCIATIONS.

As with records access, many Florida homeowners’ associations and cooperative associations are subject to meeting requirements that are similar to Florida condominium associations. Take special care to understand your association’s reserve requirements.

This is also a good time to pencil in dates for meetings and dates for deadline of notices for annual election meetings and regular meetings. Note again a peculiarity for Florida condominium associations—the requirement for four quarterly meetings a year.

Florida homeowners’ associations’ boards of directors must also address the Marketable Record Title Act’s notice of preservation provisions and their first meeting after their organizational meeting. As if there is no other work to accomplish! n 76 January 2026 FLCAJ | www.fcapgroup.com

Community Community Florida Community Association Professionals (FCAP) primarily publishes the Florida Community Association Journal, the leading resource for Florida community association managers, service providers, and board members.

Through our publication, we provide education, industry insights, and resources to support the professionals who serve Florida's community associations.

Contact us at 800-443-3422, info@fcapgroup.com, or www.fcapgroup.com for more information.

BECOMING AN OUTSTANDING BOARD MEMBER: MY 20-YEAR ADVENTURE

By Marcy Kravit, CMCA, AMS, PCAM, CFCAM, CSM Senior Director of Community Association Relations—Developing Markets Hotwire Communications Are you thinking about joining your HOA board? Buckle up for an exciting journey! With over 20 years of experience serving on my community association board, I’m thrilled to share insights that promise to make your experience not just effective but also fun and fulfilling.

Here’s a glimpse into the rewarding ride I’ve had and what you can expect along the way as follows: Marcy L. Kravit

MAKE A DIFFERENCE

Every board member has the opportunity to influence decisions that shape the community. From sprucing up shared amenities to ensuring sound financial management, your contributions can create a lively environment for everyone. It’s incredibly rewarding to see your ideas come to life! Just remember, collaboration and communication are key—sometimes it takes time to develop a strategic plan that gets everyone on the same page.

FOSTER COMMUNITY ENGAGEMENT

Strong communities thrive on connections and open dialogue. As a board member, dive into conversations with your fellow residents and actively listen to their ideas. Encourage them to join committees that spark their interests. By fostering an inclusive atmosphere where everyone feels valued, you’ll transform your neighborhood into a vibrant place to live. Don’t 78 January 2026 FLCAJ | www.fcapgroup.com

forget to educate residents about Florida laws and governing documents, ensuring their ideas align with community guidelines.

GAIN LEADERSHIP EXPERIENCE

Serving on the board is an adventure in leadership!

Over the years I’ve navigated governance, project management, and teamwork, all of which have enriched my life. Embrace every opportunity for growth—you never know where it might lead! My time on the board ultimately inspired me to become a community association manager.

BUILD LASTING RELATIONSHIPS

One of the most rewarding aspects of board service is the friendships you develop. Take the time to connect with your neighbors; these relationships create a support network that makes your community feel like home. I’ll never forget the camaraderie we shared during Hurricane Andrew when we all came together to secure our homes. Those experiences forged lifelong friendships that we continue to enjoy.

ENHANCE PROPERTY VALUES

A well-managed community boosts property values. By focusing on effective governance and community enhancements, you contribute to a thriving environment that benefits everyone financially and socially. My board has always been proactive and the first to introduce initiatives like a virtual guard system.

It’s incredibly rewarding to see how these innovations enhance our property values and community appeal.

BE OBJECTIVE AND DIPLOMATIC

Objectivity and diplomacy are essential in board service. Always keep the community’s best interests at heart and remember that diverse opinions can lead to richer discussions. By fostering a collaborative spirit, you’ll create an environment where all voices are respected and valued. My goal has always been to advocate for education, understanding the needs of others while focusing on what’s best for everyone.

STAY INFORMED

Knowledge is truly power!

Familiarize yourself with your community’s governing documents and relevant laws. This foundation will empower you to make informed decisions and guide effective discussions. Don’t hesitate to lean on your association attorney and industry experts for support. Dive into industry events, read publications, and participate in conferences to stay updated on trends. Engaging with neighboring communities can also provide valuable insights into what works and what doesn’t!

COMMUNICATE EFFECTIVELY

Keeping residents informed about important decisions, changes, and community events builds trust and transparency. Ensure everyone feels included in the conversation.

Consider creating a quarterly newsletter to keep everyone in the loop; it’s a fantastic way to foster community spirit!

MANAGE FINANCES WISELY

Budgeting is a significant part of being a board member. Take this responsibility seriously by ensuring that funds are managed effectively for the benefit of all residents. A well-planned budget is the backbone of a successful community, so don’t hesitate to consult your association CPA.

EMBRACE RESPECTFUL DISAGREEMENT

Recognizing that differing opinions are natural can lead to healthier discussions. Agreeing to disagree is a valuable practice that fosters respect among members. By embracing diverse perspectives and maintaining a spirit of collaboration, your team will become a cohesive unit. This approach

strengthens decision-making and creates an environment where everyone feels valued and heard.

BECAUSE YOU ASKED

By Betsy Barbieux, CAM, CFCAM, CMCA

BE AN ADVOCATE FOR CHANGE

Embrace your role by championing positive improvements within the community. Whether it’s introducing fresh paint palettes, installing fiber-optic infrastructure to future-proof your neighborhood, or enhancing shared spaces, taking proactive steps will cultivate a community everyone is excited to be a part of.

There’s nothing more rewarding than watching your ideas blossom!

COLLABORATE WITH MANAGEMENT

Working closely with your management team is essential for success. Allowing managers to focus on their strengths frees you up to concentrate on the bigger picture.

Trust their expertise and communicate openly; this partnership will streamline operations and make your job easier. Together you can tackle challenges more effectively and implement improvements that truly benefit the community.

As you navigate on your adventure as a board member, keep these insights in mind to make a meaningful impact in your community.

By fostering connections, advocating for positive change, and prioritizing the needs of all residents, you’ll help create a vibrant and welcoming environment. Together with your fellow board members, you can enhance the quality of life for everyone and build a community that truly reflects your shared vision.

It’s your chance to sprinkle some magic and shape a brighter future for your community association—an exciting adventure is just around the corner, so let’s make it impactful! n

Betsy Barbieux

Betsy, Our condominium pool and hot tub were ordered to close at dusk by our county health inspector due to insufficient lighting. Historically they have been open until 10 p.m. Our board voted to install light poles around our community pool and the hot tub, which they admit is a material alteration.

Our Declarations state that any material alteration to common elements requires two-thirds of owners to approve. The board decided not to get a membership vote claiming they did not need one since swimming until 10 p.m. had been “customary” use of the property.

Is this a material alteration, or can the board claim it is not?

— Karen Karen, I agree the installation of the light poles is a material alteration. The rationale seems to me to be a stretch.

There is no statutory definition of material alteration/ substantial addition. But the common description is “any www.fcapgroup.com | FLCAJ January 2026 79

change to the common property/ elements from the original scheme and design of the developer.”

— Betsy Betsy, I have a question concerning “comments” verses “questions” on an agenda item at a board meeting.

During the “owners’ comments on agenda items” part of the meeting, you previously mentioned the chair can say, “Please turn that question into a comment. This is not an informational meeting; this is a board meeting for the board to get business done.” I thought that was an amazing statement, but I cannot find any specific rule or statute that can defend your suggestion.

Then the legislators created an agenda item we must add four times a year that says owners may ask questions, which is different than comments. So, we added this wording as the last agenda item, “Owners’ questions pursuant to Section 718.112(2)(c) relating to reports on the status of construction or repair projects, the status of revenues and expenditures during the current fiscal year, and other issues affecting the condominium.”

Does this mean owners can ask anything they want? That kind of defeats the “comments on agenda items only” requirement.

— Matthew Matthew, The fact that it is called a “board” meeting means it is a business meeting.

You’ll find helpful language in Chapter 617, the Florida Not for Profit Corporate Act. Specifically, Section 617.0801 Duties of 80 January 2026 FLCAJ | www.fcapgroup.com

board of directors—All corporate powers must be exercised by or under the authority of, and the affairs of the corporation managed under the direction of, its board of directors, subject to any limitation set forth in the articles of incorporation.

Board members’ duties and powers include all business items, and you’ll find those corporate powers in Section 617.0302, Florida Statutes.

With that new last agenda item, yes, it appears owners can ask whatever they want on those topics. The attorneys tell me you don’t have to answer, but owners get to ask. It could be that you don’t have an answer since you aren’t prepared for the question.

The reason for the last agenda item is that boards in South Florida weren’t telling owners what was going on with the milestones, deconstruction/reconstruction, SIRS, hurricane repairs, etc. So, the rest of the state must suffer. I always explain this to my boards and any owners present that I am required to put this as an agenda item, but it doesn’t really apply to them since they live in Central Florida and the buildings are only two stories. They usually move on to adjournment.

So, yes, it appears “comments” on agenda items and “questions” on the statutory agenda item are permitted. And during “comments”— yes—“please turn that into a statement or comment.”

— Betsy Betsy, My name is Sandy, and I live in Maryland. Because my dad is a WWII POW, I donated a 20 foot flagpole to my HOA five years ago with permission to install it on HOA property. Though the flag had flown for five years, the HOA took it down and returned it to me stating the rules had changed. The City of Frederick gave me a permit, and I want to put it back up. Help?

— Sandy Sandy, Is the HOA in Maryland? If so, I can’t help you with Maryland regulations. In a Florida HOA, you are permitted to fly a 4x6 official U. S. flag on a 20-foot flagpole so long as it does not obstruct any sightlines or easements. But the laws may not be the same in Maryland.

— Betsy Betsy, I have a question about a cooperative board that wants to get rid of amenities like a horseshoe pit or pétanque court and do something else with those spaces. Can they do that?

— Rhonda Rhonda, No, removing an amenity is considered a material alteration and would need a shareholders’ vote. That voting is done at a special membership meeting using a limited proxy. Unless your documents say something else, the vote is two-thirds of the entire membership (big vote).

You would also have to check Chapter 723 to see if there are certain notice requirements or other notifications to non-shareholders for removal of amenities.

— Betsy n

FACES VARNUM LLP

Varnum LLP is a market-leading law firm for condominium and homeowners’ associations across Southwest Florida, anchored by our rapidly growing Naples’ office. We counsel scores of COAs and HOAs throughout the region on the full spectrum of issues that boards and property managers face, including corporate governance, covenant drafting and amendments, insurance, risk management, reserves, collections, covenant enforcement, vendor contracts, and dispute resolution.

Our team is deeply attuned to the nuances of Florida law, especially the frequent shifts in legislation and the complexity of existing statutes affecting community associations. We help boards understand what has changed, what changes mean for their fiduciary duties, and how to implement practical solutions for their communities. In addition to day-to-day counseling, we regularly provide seminars and training for board members and property managers on emerging topics, changing laws, and certification requirements.

Backed by more than 190 attorneys in six offices, Varnum offers the depth of a full-service business law firm with the accessibility of a local, Naples-based team. In addition to community association law, our firm’s capabilities span corporate law, data privacy, estate planning, immigra-

tion, labor and employment, litigation, real estate, and more, enabling us to support associations and their owners on a wide range of legal needs.

To learn more or discuss your association’s needs, please contact the following: Steven Adamczyk, Chair, COA/ HOA Practice—239-241-7384 or sjadamczyk@varnumlaw.com Christopher Miller— 239-373-8023 or cimiller@varnumlaw.com Kyla Thomson— 239-373-8027 or skthomson@varnumlaw.com Jessica Rodriguez— 239-427-9301 or jjrodriguez@varnumlaw.com Joe Bare—239-373-8022 or jabare@varnumlaw.com n www.fcapgroup.com | FLCAJ January 2026 83

Reader's Choice Award Spotlights

Editor’s Note: FLCAJ would like to congratulate these four outstanding 2025 Readers’ Choice Awards winners! (For a full list of 2025 RCA winners, please read the March 2025 issue or visit www.fcapgroup.com/flcaj/readers-choice/.

Kaye Bender Rembaum

Diamond Level Winner—Legal Services (Winner 2025 and 11 previous RCA wins)

Kaye Bender Rembaum, an eleven-time Diamond Level Readers’ Choice Award winner from FLCAJ, is a full-service law firm dedicated to the representation of community associations throughout Florida. With offices in Broward, Palm Beach, Hillsborough, Seminole (Orlando-area), and Miami-Dade Counties (Miami by appointment), the Firm provides its clients with an unparalleled level of personalized and professional services that are prompt, effective, and understandable, regardless of the size of the community and taking into consideration their individual needs and financial concerns.

KBR’s team of seasoned attorneys assists their clients in all matters of association representation, including the collection of assessments, contract drafting and negotiation, updating of governing documents, covenant enforcement, complex litigation, and construction defect claims. Their attorneys remain active statewide, with roles on committees that work to improve community association legislation and knowledge outreach, while keeping their clients up to date on new developments in community association law and how they may be personally affected.

Kaye Bender Rembaum is also a well-known provider of free legal education, which often includes CE credit for managers and state certifications for board members.

For more information about Kaye Bender Rembaum, call 800-974-0680, email info@ KBRLegal.com, or visit kbrlegal.com.

84 January 2026 FLCAJ | www.fcapgroup.com

KW PROPERTY MANAGEMENT & CONSULTING

Diamond Level Winner—Management Companies (Winner 2025 and eight previous RCA wins) As the leading property management company in Florida, KW PROPERTY MANAGEMENT & CONSULTING (KWPMC) offers more than just services; we provide an experience that elevates the quality of life for your community.

Serving about 300 homeowner associations and condominium boards across the state, we support nearly 100,000 residences with best-in-class property management, food-and-beverage, project management, water restoration, and developer consulting.

With a dedicated team of more than 2,750 employees, KWPMC is driven by a mission to make every resident feel at home. Through a blend of hospitality and personal care, supported by technology-driven solutions, your community will experience seamless operations, outstanding financial reporting, and the highest standards of service. Our focus on operational precision, financial controls, and flexible solutions ensures your needs are met efficiently and effectively.

At KWPMC you are not just another client—you are a valued partner. Our lasting relationships with

associations and boards are built on a shared commitment to excellence and transparency. In 2024 KWPMC earned numerous awards and recognitions, including as the Daily Business Review’s Best Property Management Firm in its annual “Best of” honor, the South Florida Business Journal’s Largest HOA Management Companies and Largest Private Employers in South Florida annual recognitions, and as a finalist in the 2024 Miami-Dade Favorites and Naples Official Community’s Choice Awards.

We Don’t Just Manage, We Enhance For more information on KW PROPERTY MANAGEMENT & CONSULTING, call 305-476-9188 or visit www.kwpmc.com.

Vesta Property Services

Diamond Level Winner—Management Companies (Winner 2025 and seven previous RCA wins) Florida’s most trusted community management company, Vesta Property Services, is an industry leader in homeowners’ associations, condominium associations, property associations, and amenities management. Our fully staffed local offices employ more than 1,500 professionals, providing a wide spectrum of professional services to over 300,000 residents and unit owners.

Customized Services You Can Count On At Vesta we understand every community is unique and has different needs based on size and location. Our more than 25 years of experience in community association management allow us to offer services specific to each

Sarasota Patio Furniture Repair / 6037 17th St E Bradenton FL 34203

Sarasota Patio is the premier refinisher on the Gulf Coast! We restore old furniture to look brand new

Refinishing is what we do! sarasotapatiofurniturerepair.com | 941 - 586 - 6917 www.fcapgroup.com | FLCAJ January 2026 85

individual client. In addition, we provide free educational opportunities for all our board members and residents through webinars, legislative updates, and more!

Vesta is also an amenities management company, providing top-rated lifestyle services such as pool services, spa and wellness services, food and beverage operations, special events, theater operations, and more. In addition to all of this, Vesta’s financial services offers financing, comprehensive financial tools, fiscal management, low closing costs, and expert strategic planning and consulting services.

Licensed CAMs Available in Every Community Your community will be overseen by a licensed community association manager utilizing local resources, expertise, and strong management, supported by an experienced executive team— available to lend assistance when needed.

For more information on Vesta

86 January 2026 FLCAJ | www.fcapgroup.com

Property Services, contact us at 877-988-3782 or visit VestaPropertyServices.com.

Cool Roof Foam and Coatings Platinum Level—Roofing (Winner 2025)

We are a national, specialty (only cool energy-efficient roofs) roofing contractor with a perfect A+ Better Business Bureau rating and 5-star Google review rating serving property managers, facility managers, condominium boards, building owners, general contractors, HOAs, and city municipalities throughout the United States. We have been in business since 2009 and have performed installations on millions of square feet of properties.

Cool Roof has the ONLY roof system (Spray Polyurethane Foam—SPF) on the market with a CAT5 hurricane wind warranty—guaranteed to not blow off or leak even in a CAT5 hurricane; whereas all other roof system warranties are void in a named storm in excess of 110 mph. This is big news!

NASA has contracted with us on multiple, multi-milliondollar SPF and silicone roof projects. Their buildings protect the historical Saturn V Rocket & Atlantis Space Shuttle among other high-value assets, and NASA trusts SPF and silicone. NASA performs contractor due diligence vetting like no other industry on the planet and chose Cool Roof Foam and Coatings for a reason: We’re the top contractor in our field. So, if NASA trusts us, that’s a great sign for you, right?

For more information about Cool Roof Foam and Coatings, call 954-788-1140 or visit www.coolroof.biz. n

A full day of CEU courses and seminars covering all aspects of property management - ALL FREE! PLUS! Vendor exhibits from the region’s top professionals offering legal services, financial advice, remodeling and construction expertise, energy saving solutions and much more!

BROWARD COUNTY

WEST PALM BEACH

Tuesday, February 3 & Thursday, April 16

Tuesday, February 10 & Tuesday, April 21

www.BrowardCondoHOAExpo.com

www.PBCondoHOAExpo.com

Broward County Convention Center - Ft. Lauderdale

Palm Beach County Convention Center

NAPLES

TAMPA

Thursday, February 12 & Friday, April 10

Friday, April 17

x

Tampa Convention Center

www.TampaBayCondoHOAExpo.com

New Hope Event Center

www.NaplesCondoHOAExpo.com

ORLANDO

Tuesday, April 28

Orange County Convention Center

www.OrlandoCondoHOAExpo.com

FGIRSTERAETION

RE

ONLINE

Use promo code FLJR when registering FREE online for automatic door prize entry at any of our Expos!

Registration is FREE for Community Association Managers, Board Members, Board Presidents, active HOA members and industry professionals.

— COMING IN MARCH —

Are You a Winner?

Over 10,000 ballots have been cast by readers for their favorite community association service providers in the 13th annual Readers’ Choice Awards.

Thank your customers for their vote and promote your achievement to new clients.

Place your RCA winner profile and 2-for-1 advertisement in the March issue of the Florida Community Association Journal.

See Readers’ Choice Award package options at fcapgroup.com/RCAwinner or contact your cheerful account manager.

Jeff Fehlberg 561.877.1071

Max Hooten 501.213.7244

ACCOUNTING/AUDITING

Association Accounting Solutions Association Accounting with Benefits 877-418-2004 assoc-accounting.com E R RO

First Citizens Bank www.firstcitizens.com/cab

The ERRO Group Co m m u n i t y A s s o c i a t i o n A c c o u n t i n g F i r m

Co m p re h e n si ve Mont hly Acco un ti n g Se r v ices Fi n a n ci a l Co n su lt ing

APPRAISALS

Staebler Consulting Patricia Staebler, RS, SRA 941-705-0123 or 941-778-0123 staeblerconsulting.com

For HOA , Cond o, & Com merci al Associ a ti o n s

w w w. t h e e r r o g r o u p.c o m info@theerrogroup.com (786) 767 2111

BANKING

ACCOUNTING/CPA

Bank OZK 100 5th Street South St. Petersburg, Florida 33701 844-905-6975 www.OZK.com/association services

Devin & Associates 360 Central Avenue, Suite 800 Saint Petersburg, Florida 33701 727-290-2578 jjaram@devinandco.com devinandco.com

Get Your CFCAM fcapgroup.com/cfcam

APPRAISALS/RESERVE ANALYSIS

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Cogent Bank 407-545-2662 www.cogentbank.com Moving You Forward

FirstBank Cash Management and Lending Solutions for HOAs 305-577-6000 ext. 888 flcashmanagement@firstbankfla. com 1firstbank.com/fl Popular Association Banking 7920 Miami Lakes Drive W. Miami Lakes, Florida 33016 800-233-7164 www.popularassociation banking.com Serving the community association industry exclusively.

Truist Association Services 12485 28th Street N St. Petersburg, FL 33716 727-549-1202 or 888-722-6669 www.Truist.com/ AssociationServices www.fcapgroup.com | FLCAJ January 2026 89

INSURANCE YOUR

HOA

LENDER

S pe c i a l i z i n g i n C o nd om i ni um a n d H om e ow ne r Ass oc i ati o ns

SVP/Director of Specialty Products

Serving Our Community Since 1962 Unit Owners, Policies, Life and Health (954) 943-5050 • npridemore@acrisure.com Gene Pridemore • www.acrisure.com/southeast

FLORIDA BASED, FLORIDA FOCUSED

The Turner Insurance Advisor Group 2121 NE Coachman Road Clearwater, Florida 33765 www.turnergroupfl.com PUBLIC INSURANCE ADJUSTERS

Hunter Claims LLC 4613 N. Clark Avenue Tampa, Florida 33614 813-774-7634 www.hunterclaims.com

J R Frazer, Inc. SIRS, RESERVES AND INSURANCE VALUATIONS

Get The Settlement You Deserve

800-321-4488 FL Lic # W840088

FINANCIAL SERVICES

(800) 987-6518 Toll Free: (954) 486-7774 Info@KatzmanChandler.com www.KatzmanChandler.com

Herbie Wiles Insurance Agency 400 N. Ponce de Leon Boulevard St. Augustine, Florida 32084 800-997-1961 www.herbiewiles.com Insuring over 100 FL condo associations and HOAs. Rick Carroll Insurance 2160 NE Dixie Highway Jensen Beach, Florida 34958 800-290-3181 or 772-334-3181 www.rickcarroll.com

RESERVE ANALYSIS

Sundeep Jay, RS, PRA 561.488.3012

800.298.0683 • jrfrazerent@aol.com

www.JRFrazer.com

YOUR PROPERTY WELLNESS EXPERTS

reserveadvisors.com | (800) 980-9881

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(800) 987-6518 Toll Free: (954) 486-7774 Info@KatzmanChandler.com www.KatzmanChandler.com

Siegfried Rivera

201 Alhambra Circle, 11th Floor Coral Gables, Florida 33134 800-737-1390 www.siegfriedrivera.com

Experience Personalized Professionalism.

Tripp Scott Law Firm

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110 SE 6 Street Fort Lauderdale, Florida 33301 954-525-7500 www.trippscott.com For over 50 years, Tripp Scott

has served our community.

Varnum LLP

4501 Tamiami Trail North, Suite 350 Naples, Florida 34103 239-241-7380 varnumlaw.com

Get Your CFCAM

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Gelfand & Arpe, P.A. 1555 Palm Beach Lakes Boulevard, Suite 1220 West Palm Beach, Florida 33401 561-655-6224 www.gelfandarpe.com

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MANAGEMENT CO. DIRECTORY HOA Amplified by Jilsa; www.hoaamplified.com

844-815-5321 www.castlegroup.com Allied Property Group Inc. 12350 SW 132 Court, Suite 114 Miami, Florida 33186 305-232-1579; 239-241-6499 www.alliedpropertygroup.net Providing service to South Florida since 2003.

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KW PROPERTY MANAGEMENT & CONSULTING, LLC 8200 NW 33rd Street, Suite 300 Miami, Florida 33122 305-476-9188 www.kwproperty management.com A Professional and Independent Approach to Management.

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Assoc.

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5523 W. Cypress Street, Suite 102 Tampa, Florida 33607 866-403-1588 www.RealManage.com Serving Orlando and Tampa Communities.

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MAY Management Services, Inc. 5455 A1A South St. Augustine, Florida 32080 904-461-9708 www.maymgt.com Over 20 years in Northeast Florida!

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Towers Property Management 1320 N. Semoran Blvd., Suite 100 Orlando, FL 32807 407-730-9872 www.towerspropertymgmt.com

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ADVERTISING

Opportunities For advertising opportunities please call 800.425.1314

www.fcapgroup.com | FLCAJ January 2026 93

Products and Services Directory ACCESS CONTROL, SECURITY AND CUSTOM GATE AUTOMATION

COMMUNITY SECURITY

ELECTRIC

Hypower Electrical & Utility Contractor 888-978-9300; www.hypowerinc.com ELEVATOR SERVICE/REPAIRS

Connections Elevator: Elevator maintenance agreements, repairs and modernizations; 954-792-1234; www.ConnectionsElevator.com.

The Finest Quality Automated Gate and Access Control Systems SUNBELTSYS.COM 904-354-7060

CONCRETE RESTORATION

AIR DUCT CLEANING

Consult Engineering, Inc: 941-206-3000; www.consultengineering.com.

Howard J. Miller Consulting Engineers: 561-392-2326; www.HowardJMiller.net

ALARM MONITORING

ADT Security Services: Community Association Service Center; 800-878-7806; ADT.com

ALUMINUM PRODUCTS

ALUMINUM RAILING

Mullets Aluminum: 941-371-3502; nate@mulletsaluminum.com; www.mulletsaluminum.com ASPHALT REPAIR/ REJUVENATION

Asphalt Restoration Technology: 800-254-4PDC (4732); www.asphaltnews.com.

Kings III Emergency Communications: 844-357-3849; www.kingsiii.com

NV5: 954-495-2112; nv5.com

PEGroup Consulting Engineers, Inc.: 800-698-2818; 305-655-1115; www.pegroup.com.

Promar Building Services LLC: Alfredo Amador; 561-598-4549; info@promarbuilding.com CONCRETE RESTORATION PROJECT MANAGEMENT

Daniello Companies: 888-370-4333; www.concreterepairing.net.

Swaysland Professional Engineering Consultants (SPEC): 954-473-0043; 888-264-7732.

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94 January 2026 FLCAJ | www.fcapgroup.com

INTERNET/TELEVISION/ VOICE SERVICES

Blue Stream Fiber

888-960-2855 www.bluestreamfiber.com Fibernow: 800-921-7701; sales@ fibernow.com; fibernow.com

Summit Broadband: 407-2212777; bulk@summitbb.com; www. summitbb.com/community JANITORIAL SUPPLIES

FENCING AND GATES

CONSTRUCTION

General Construction & Development: 239-790-8729; build@generalconstructioncorp. com; generalconstructioncorp.com EDUCATION

BALCONY INSPECTIONS

Howard J. Miller Consulting Engineers: 561-392-2326; www.HowardJMiller.net

GENERAL CONTRACTORS

Hartman & Sons Construction, Inc.: 407-699-4549; fax: 407-6990919; Serving Central FL

ENGINEERS

Air Duct Aseptics Certified Air Duct Cleaning, Dryer Exhaust Cleaning repair & replacement. Mold testing 888-707-7763 www.adaflorida.com

CBR Fabricators cbr@cbrfabricators.com 954-782-4111; cbrfabricators.com

ELEVATOR/POOL EMERGENCY COMMUNICATIONS

FIRE ALARM SYSTEMS

Bass United Fire & Security Systems, Inc.: 954-785-7800; www.bassunited.com.

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PAINTING AND WATERPROOFING

ROOF COATINGS

SEALANT

Pecora Corporation: 800-5236688; freemana@pecora.com SECURITY

TRADE SHOWS

Palm Beach Community Managers Association: 561-753-0881; pbcma.org; CondoFest February 1st, 2025.

TRASH CHUTE CLEANING AND REPAIR

info@AllFloridaUrethane.com

321-684-8139

www.allfloridaurethane.com

Polo International: 954-7825851; www.polo14.com

Security solutions for condominiums and HOA properties David.Fambrini@garda.com (561) 698-1014 | garda.com

ROOF MANAGEMENT & CONSULTING WATER, SEWER AND DRAINAGE—INSPECTION AND REPAIRS

WE SERVICE THE ENTIRE STATE OF FLORIDA

Restore. Repaint. Renew.

Specialists in Condo and HOA Repainting, Repairs, & Restoration Call 877-442-5062 for a FREE quote! www.MunyanPaintingcom www.MunyanRestoration.com

Promar Building Services LLC: Alfredo Amador; 561-598-4549; info@promarbuilding.com

ROOFING

All Area Roofing and Construction: 772-464-6800; allarearoofinginc.com Dan Tennis Roofing: 954-4857778; info@dantennisroofing. com; dantennisroofing.com

PCI Security: 877-25-SAFETY or 407-996-1313; pcisecurity.us Ramco Protective: 888-3989700; www.ramcoprotective.com.

SWIMMING POOLS

Hinterland Group: 561-6403503; hinterlandgroup.com WEBSITES

SPF Systems, Inc.: (866) 5613626; HurricaneProofRoof.com.

Sutter Roofing: 800-741-0090 or 941-377-1000; sutterroofing.com

Florida Condominium Association Websites: 954-662-0356; CondoAssociationWebsites.com WINDOW CLEANING

Squeegee Squad: 305-897-1310; marcellomagno@squeegeesquad. com; squeegeesquad.com

PATIO FURNITURE REPAIR

Sarasota Patio Furniture Repair: 941-586-6917; saraso tapatiofurniturerepair.com PEST/ANIMAL CONTROL

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PIPELINING SOLUTIONS

Trenchless Sewer Line Repairs: 786-322-4600; trench less-repairs.com

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www.fcapgroup.com | FLCAJ January 2026 95

DISPLAY ADVERTISERS INDEX ADT Security Services . . . . . . . . . . . . . . . . 17 All Area Roofing & Construction . . . . . . . . 54 All Florida Urethane, Inc. . . . . . . . . . . . . . . 53 Allied Property Group . . . . . . . . . . . . . . . . 40 America's Community Management . . . . . 56 Ansbacher Law . . . . . . . . . . . . . . . . . . . . . . 7 Asphalt Restoration Technology Systems, Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Association Accounting Solutions . . . . . . 71 Association Reserves . . . . . . . . . . . . . . . . 22 Bass United Fire & Security Systems . . . . 71 Becker . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Blue Stream Fiber . . . . . . . . . . . . . . . . . . . . 4 Campbell Property Management . . . . . . . 63 Carousel Development & Restoration, Inc. 35 Castle Group . . . . . . . . . . . . . . . . . . . . . . . 36 CBR Fabricators . . . . . . . . . . . . . . . . . 44—45 CCMC . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 Centennial Bank . . . . . . . . . . . . . . . . . . . . 12 Cogent Bank . . . . . . . . . . . . . . . . . . . . . . . 36 COMA of Florida Networking Inc. . . . . . . . 74 Commercial Energy Specialists . . . . . . . . 58 Dan Tennis Roofing . . . . . . . . . . . . . . . . . . 48 Daniello Companies . . . . . . . . . . . . . . . . . 40 Devin & Associates Inc. . . . . . . . . . . . . . . . 48 Envera Systems . . . . . . . . . . . . . . . . . . . . . 15 Fibernow . . . . . . . . . . . . . . . . . . . . . . . . . . 11 First Citizens Bank . . . . . . . . . . . . . . . . . . 39 FirstBank Florida . . . . . . . . . . . . . . . . . . . . 43

Florida Condominium Association Websites40 GardaWorld Security . . . . . . . . . . . . . . . . . 13 GCI Consultants . . . . . . . . . . . . . . . . . . . . 71 General Construction & Development . . . 67 Haber Law . . . . . . . . . . . . . . . . . . . . . . . . . 49 Hinterland Group . . . . . . . . . . . . . . . . . . . . 29 HOA Amplified . . . . . . . . . . . . . . . . . . . . . . 25 Hotwire Communications . . . . . . . . . . . . . IFC Howard J Miller Consulting Engineers, Inc.49 Hunter Claims . . . . . . . . . . . . . . . . . . . . . . 72 Hypower Electrical Services . . . . . . . . . . . 22 J.R. Frazer . . . . . . . . . . . . . . . . . . . . . . . . . 72 Katzman Chandler . . . . . . . . . . . . . . . . . . . . 5 Kaye Bender Rembaum . . . . . . . . . . . . . . 47 Kings III Emergency Communications . . . 23 KW PROPERTY MANAGEMENT & CONSULTING . . . . . . . . . . . . . . . . . . . . . . 71 L & L Exhibition Management, Inc. . . . . . . 87 Lang Management Company . . . . . . . . . . 42 LCM Engineering PLLC . . . . . . . . . . . . . . . 72 Leland Management . . . . . . . . . . . . . . . . . 62 Mullet's Aluminum Products, Inc. . . . . . . . 75 Munyan Painting . . . . . . . . . . . . . . . . . . . . 51 NV5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 Palm Beach Community Managers Assoc 55 PCI Security Services . . . . . . . . . . . . . . . . 27 Pecora Corporation . . . . . . . . . . . . . . . . . . 54 Poliakoff Backer . . . . . . . . . . . . . . . . . . . . 50 Polo International, Inc. . . . . . . . . . . . . . . . 57

Promar Building Services . . . . . . . . . . . . . 31 Quality Chemical Company . . . . . . . . . . . BC Ramco Protective . . . . . . . . . . . . . . . . . . . 69 RealManage . . . . . . . . . . . . . . . . . . . . . . . 49 Reserve Advisors . . . . . . . . . . . . . . . . . . . 16 Rick Carroll Insurance . . . . . . . . . . . . . . . . 61 Robotics Security . . . . . . . . . . . . . . . . . . . 41 Sarasota Patio . . . . . . . . . . . . . . . . . . . . . . 85 Seacrest Services . . . . . . . . . . . . . . . . . . . 33 Sedgwick | Valuation Services Division . . 77 Sentry Management . . . . . . . . . . . . . . . . . 50 Siegfried Rivera . . . . . . . . . . . . . . . . . . . . . 66 SOCOTEC . . . . . . . . . . . . . . . . . . . . . . . . . 86 Southern Chute . . . . . . . . . . . . . . . . . . . . . 49 SPF Roofing Systems, Inc. . . . . . . . . . . . . . 1 Squeegee Squad . . . . . . . . . . . . . . . . . . . IBC Staebler Consulting . . . . . . . . . . . . . . . . . . 63 Summit Broadband . . . . . . . . . . . . . . . . . . 37 Sutter Roofing . . . . . . . . . . . . . . . . . . . . . . 19 Swaysland Professional Engineering Consultants . . . . . . . . . . . . . . . . . . . . . . . . 66 The ERRO Group . . . . . . . . . . . . . . . . . . . 56 Trenchless Sewer Line Repair . . . . . . . . . 18 Tripp Scott Law Firm . . . . . . . . . . . . . . . . . 76 Unicoat Industrial Roofing Corporation . . 73 US Century Bank . . . . . . . . . . . . . . . . . . . 62 Varnum LLP . . . . . . . . . . . . . . . . . . . . . . . . 16 Vesta Property Services . . . . . . . . . . . . . . 21 Western Alliance Bank . . . . . . . . . . . . . . . 72

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