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June Contents VOLUME 40 NUMBER 6 2025

34

8

68

FEATURES

IN EVERY ISSUE

8 Wisdom for Weathering the Storms

6 Journal Notes 54 FCAP Community 85 CAM Matters—Betsy Barbieux Services, Managemet 88 Financial and Legal Services Directories

Necessity of Concrete Restoration 60 The and Structural Repairs

68 Staying Connected When It Matters Most:

The Role of Fiber Internet in Hurricane Preparedness Preparedness in Practice

70 What Hurricanes Taught Us About Emergency Response and Preparedness

Stormwater Management: Protecting 74 Proactive Your Community from Costly Flooding Damage

93 Products and Services Directory 96 Display Advertisers’ Index

Observations from 2024 Hurricane 78 Key Season—Helping Us Prepare This Year HOAs Can Communicate 82 How Effectively During a Hurricane Emergency

LEGAL CORNER Obligation Is It Anyway? Issues Encountered in 50 Community Association 34 Whose Director Educational Requirements Condominium Maintenance and Restoration Projects Association Roundup 42 Rembaum’s Accusations Of Racial Discrimination by the HOA

for Disaster: 52 Prepare From Contract to Aftermath

www.fcapgroup.com | FLCAJ June 2025 3

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Journal Notes “Be prepared” sings Scar in The Lion

King. Though you would not want to listen to me sing it, I will repeat Scar’s words: “Be prepared.” If you serve on the board of

directors of your community association or as a licensed community association

manager, then if you haven’t already begun, it is time to prepare your association and its residents for the 2025 hurricane

season. To help you we have several articles this month that address a variety of

issues that you will be faced with if your association is struck by a hurricane.

Turn to page 8 to read and assimilate

the sage advice doled out in “Wisdom for Weathering the Storms.”

On page 52 Jonathan Goldstein of

Haber Law helps communities prepare for hurricanes by thinking through their

contractual obligations and responding to the aftermath of devastation wrought by a hurricane.

Leaf to page 68 to read the article by Ryan Hypes of Blue Stream Fiber about the

role fiber internet plays in hurricane preparedness. He says, “Choosing a telecom

provider with a reliable fiber network and a proven hurricane contingency plan ensures you stay connected to what matters most, no matter what the storm brings.”

If you flip over to page 70, Chad Talbert with Kings III Emergency Communications

shares about lessons learned in emergency response and preparedness from the 2024 Hurricanes Helen and Milton.

On page 78 Brie Shouppe with Envera Systems takes last year’s hurricanes and

shares what can be done before a storm hits and after it has left destruction in its wake.

She points out that gated communities should lock open their gate in advance of the storm so residents can get out and emergency responders can get in.

Finally, turn to page 82 where Camille Moore of RealManage shares the importance

of establishing a communication protocol long before an emergency affects your

community. She also recommends that you use multiple communication methods to get your information out to the residents.

FLCAJ hopes your community prepares well for hurricane season and stays safe.

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.

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Postage paid at Little Rock, AR and additional offices (permit #1085).

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

6 June 2025 FLCAJ | www.fcapgroup.com

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Wisdom for Weathering the Storms Editor's Note: Researchers at Colorado State University are predicting an above-average hurricane season with 17 named storms in the Atlantic Ocean this year. They are predicting nine of those to turn into hurricanes with four becoming major hurricanes. In short, the 2025 Atlantic basin hurricane season is expected to be extremely active.

The best practices below are provided to help you weather this hurricane season well.

TAKE PROACTIVE MEASURES

By Lisa Elkan, EBP®

Disaster preparedness is crucial to implement for community associations, especially if you live in an area susceptible to natural disasters. Taking proactive rather than reactive measures to plan for emergencies can assist you to better weather the literal storms that may come.

During your annual budget process, look at your insurance policies to see what sort of coverage you have. Perhaps build a “storm contingency” or “storm reserve” account into your budget to address future emergencies. Set a predetermined balance and contribute until this budget line item is fully funded.

It’s also essential to inspect properties for loose 8 June 2025 FLCAJ | www.fcapgroup.com

debris or potential hazards that could become flying projectiles during a storm. Remove dead trees, unclog drainage areas, and fix landscaping hazards in a timely fashion.

Another recommendation is to work with a banking partner who understands the unique challenges of the community management industry to help communities become financially prepared for disasters.

Lisa Elkan is a vice president for the Greater South Florida Region for Alliance Association Bank. For more information, call 561-212-2091 or email lelkan@allianceassociationbank.com.

USE YOUR VENDORS IN TIMES OF CRISIS

By Connie Lorenz

One of the biggest events a community must prepare for every year is our hurricane season!

Sometimes we think our efforts are futile as each storm comes and goes without incident. However, if 2024 with back-to-back storms was any indication, even the

greatest plans can come undone in a moment’s notice!

With our saturating rains and high winds, a lot of established communities had some of their largest trees blow over.

Many were taken aback as they had lasted “forever,” and this storm “wasn’t near as bad as the last one.”

While this is a common thought, nothing in Florida is normal or predictable.

With that said, make sure to keep in mind that a lot of your contractors put their schedules on hold to help communities dig out of the mess that is created.

The last thing business owners need to do is to add additional trucks to the highway and more chaos to a community that has undergone so much upheaval.

Before you go looking for a traditional vendor to assist with cleanup, make sure you check with some of your current vendors to see if they can help you dig out! I know that landscapers are swamped after the storms, but guess who also has the equipment to help haul away stuff and do clean up? Asphalt, gate, and concrete companies…. all the services that get put on

hold can also be brought forward if you know the right people. Be in the know! Utilize your vendors in times of crisis.

Connie Lorenz is president of Asphalt Restoration Technology Systems. For more information, call 800-2544732 or visit www.asphaltnews.com.

CONNECTIVITY THAT ENDURES THE STORM

By Ryan Hypes

When hurricanes hit, communication is everything. The ability to stay informed, connected, and in control during severe weather depends on preparation long before the first storm forms. Communities with detailed response plans—including pre-storm checks, live monitoring, and fast recovery strategies—are better equipped to maintain critical services and quickly restore any outages.

Fiber internet infrastructure plays a vital role in storm resilience. Its underground design makes it less vulnerable to wind and flooding, and when paired with reliable backup power, it can help communities stay online even in the harshest conditions.

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Achieve Clean, Beautiful Water www.fcapgroup.com | FLCAJ June 2025 9

For residents that means being able to reach loved ones, access emergency updates, and keep essential smart devices running when it matters most.

Ryan Hypes is director of sales of community development with Blue Stream Fiber. To learn how Blue Stream Fiber supports communities before, during, and after hurricanes, visit www.bluestreamfiber.com/hurricane-plan.

IS YOUR ASSOCIATION READY FOR A HURRICANE?

By Ashley Dietz-Gray

The official hurricane season for the Atlantic basin is from June 1 to November 30, with peak activity occurring between mid-August and midOctober. Being fully prepared for hurricane season is not a simple task. Now is the time to double check and make sure that your community is fully prepared.

Do you have a written PLAN? This is where it all starts. Many of us are familiar with the saying, “If we fail to plan, we plan to fail.”

Have you PREPARED for the season? Once you have the plan, you must execute it. Trim all trees, check each generator (fuel included), verify supplies, and inspect each drainage system for any potential blocks. Don’t forget to make sure all key vendors are prepared, too.

Do you know what to do immediately BEFORE the storm? What items need to be secured and who needs to do it? Do hurricane shutters need to be deployed? How do you communicate this information with residents?

How do you operate DURING the storm? What are the responsibilities of the board, staff, and owners during the storm? What should people expect? Should owners be advised on what foods and/or supplies they should stock up on?

What do you do AFTER the storm? How do you contact your key vendors in case of issues? Have you established a response/priority level? How, when, and what do you communicate with owners?

Ashley Dietz-Gray is vice president of marketing for Campbell Property Management. For more information, call 561-704-4042, email adietz@campbellproperty.com, or visit www.campbellpropertymanagement.com.

HAVE A CONTINUITY PLAN

By Michelle Williams

We think of hurricanes as the typical Florida disaster, but there are other types of disasters an association should be prepared for. Be prepared and ready to respond by having a continuity plan. The plan 10 June 2025 FLCAJ | www.fcapgroup.com

should outline preand post-disaster responses and responsibilities.

Funding association reserves is a great way to prepare for the financial cost of disaster(s). The association may have a line of credit in place predisaster. Having a line of credit provides financing options to owners and the association for these emergency projects.

During post-disaster recovery an association is navigating claims, estimates, and immediate response to reduce additional damage to the property and reestablish safety and communication to residents. Having a plan in place will help stakeholders stay calm in chaos and make sound decisions.

Michelle Williams is relationship manager in the Florida Panhandle for Centennial Bank. For more information, call 850-269-6358, email mwilliams1@my100bank.com, or visit www.my100bank.com/association-banking.

STAY AHEAD OF THE STORM: PROACTIVE DISASTER PREPAREDNESS TIPS

By Sean Friend

Managers often think about their duties to protect the physical components of their properties, but there are also some steps they can take to ensure a smooth financial outcome.

Your plan may need to include the following: • Know your online login credentials and have access away from the office.

• Update signers on your signature cards and identify who will be available after the storm to sign checks.

• Establish an emergency line of credit, specifying who is authorized to sign draw requests and documenting the process for requesting a draw.

• Pay credit cards down to a zero balance to access the full availability of the line.

• These few steps can make the difference for a smooth post-storm financial process, allowing time to be spent on the recovery of the property.

Sean Friend is SVP, commercial relationship manager.

He can be reached by phone at 239-766-8936, email sfriend@ cogentbank.net, or visit cogentbank.com.

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PREPARING SECURITY AND GATE SYSTEMS FOR STORM SEASON

By Brie Shouppe

Safety is the number one priority for every community association each storm season. To ensure you are prepared, here are some practical tips to consider to help reduce stress and save crucial time if and when severe weather is approaching.

Connect with your security provider If your association employs a service provider for guards, software, or other security systems, ask about their specific storm procedures. Do they have a process in place regarding certain systems or staff, and how will that impact your community?

Secure physical infrastructure Assign who will be responsible for securing gates, barrier arms, and additional infrastructure. Consider shutting off the breakers that supply power to devices after they’re secured.

Enhance communication Keep residents informed about the conditions and any changes in security or access control protocols.

This can include disseminating updates from community service providers.

Brie Shouppe is the vice president of marketing at Envera.

For more information, email info@enverasystems.com or visit www.enverasystems.com.

ANNUAL INSURANCE APPRAISALS logo_Layout 1 11/26/2023 10:53 AM Page 1

By Dave Kolodzik, CRVS, PPIA

Preparing structurally for a tropical storm or hurricane is Reserve Services, Inc. essential—this includes securing all openings, removing windborne debris like coconuts and loose branches, and placing sandbags to prevent flooding. Equally important is ensuring that the association is financially prepared for potential post-storm liabilities.

Condominium associations must carry the proper amount of insurance coverage to meet their obligation to insure the structure at full replacement value.

Underinsuring can lead to significant financial issues after a major storm, a lesson many learned during Florida’s previous hurricane seasons.

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To address this, Florida Statute 711.111(11)(a) requires all condominium associations to obtain an independent replacement cost valuation (insurance appraisal) at least once every 36 months. However, with rapidly rising construction costs, a three-year cycle may no longer be sufficient. Many professionals now recommend conducting insurance appraisals annually to ensure coverage remains adequate and in compliance with fiduciary and contractual obligations.

Dave Kolodzik, CRVS, PPIA, is a cofounder of Expert Reserve Services. For more information, call 386-677-8886 ext. 1000, email Dave@expertreserveservices.com, or visit www.ExpertReserveServices.com.

HAVE A STRONG COMMUNICATION LIFELINE

By John Person

Disaster preparedness isn’t just a precaution; it’s a smart way to protect your home, budget, and peace of mind. Start by assembling an emergency kit with water, nonperishable food, medications, flashlights, batteries, and copies of essential documents.

Protect your property by securing windows, cleaning gutters, and trimming overhanging trees.

An often-overlooked part of storm readiness is having a strong communication lifeline. Unlike traditional copper lines, fiber-optic networks are more resilient in severe weather, helping you stay connected to emergency services and loved ones when it matters most.

At Fibernow, network reliability is our priority.

More than 95 percent of our customers experienced no major interruptions during last hurricane season, proof that the right infrastructure can make a real difference.

Prepared communities not only reduce stress during a storm but also recover faster and with fewer unexpected expenses. A little planning today, including strong connectivity, goes a long way when storms strike.

John Person is chief revenue officer of FiberNow. For more information, emai jperson@fibernow.com or call 786-353-8910.

COMMUNICATION IS KEY FOR DISASTER PREPAREDNESS

By Marcy Kravit, CMCA, AMS, PCAM, CFCAM, CSM

Effective communication and collaboration with your telecommunications provider, such as Hotwire Communications, are essential for ensuring community safety during storms and disasters.

Key Steps for Disaster Preparedness Know Your Provider’s Emergency Procedures—Familiarize yourself with your provider’s emergency response plans and services to ensure a well-coordinated approach during a disaster.

Keep Contact Information Updated—Ensure residents and key personnel have current contact details, including phone numbers and email addresses, to facilitate efficient communication.

Review Insurance Coverage—For financial protection and peace of mind, regularly check your insurance policies to confirm they cover potential disaster-related damages.

Plan for Power Outages—Establish backup power solutions and communication strategies to stay connected when the power is down.

Reinforce Structural Safety—Inspect and strengthen buildings and infrastructure to withstand severe weather conditions.

Stay Informed with Alerts—Monitor weather updates from reliable sources to take timely action in protecting your community.

The TEAM APPROACH to Associaon Management

Establishing a Reliable Communication Plan A well-structured communication plan ensures residents stay informed before, during, and after a disaster. Providers like Hotwire Communications offer essential tools to support this, including the following: Custom Communication Channels—Tailored alert systems for different types of emergencies Text and Email Alerts—Immediate notifications sent directly to residents Dedicated Support Teams—Assistance with communication needs throughout the disaster cycle Choosing the Right Provider Selecting a telecommunications provider with strong disaster communication capabilities is crucial.

Hotwire Communications offers comprehensive support before, during, and after disasters, ensuring your community remains connected and secure.

By partnering with a provider that prioritizes disaster preparedness, you can enhance your community’s safety, resilience, and ability to recover from emergencies.

Marcy Kravit, CMCA, AMS, PCAM, CFCAM, CSM is senior director of community association relations–developing markets for Hotwire Communications. For more information, visit www.hotwirecommunications.com.

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STORM SEASON PREPARATION IN FLORIDA—THE KEYS TO SUCCESS

By Joshua Rychcik

In the great Sunshine state, geography is our greatest asset. However, our location and climate also present us with

our greatest challenges.

Hurricanes are powerful storms that can cause significant damage and disruption. Being prepared is crucial. Here are some of the hurricane and disaster preparation keys to success.

Create an Emergency Plan • Establish a board member or property manager to be the association’s point of contact.

• Ensure all residents have emergency kits and emergency contact information.

Secure Your Property • Maintain building envelope safety. Regular maintenance and inspections are necessary to ensure waterproofing and identify vulnerabilities.

• Check roof, gutter, and drains for damage and blockage.

Maintain Proper Insurance Coverage and Building Condition • Conduct annual reviews of your insurance policy with a trusted insurance broker and/or your agent.

• Document the condition of the building.

In the Event of a Catastrophic Loss • Leave immediately if instructed. Do not return home until authorities say it is safe.

• Document any damage for insurance purposes.

• Contact your disaster manager and ensure a public insurance adjuster inspects and assesses the damages to the property immediately.

Remember that you are not alone!

Joshua Rychcik is a senior partner and large loss coordinator with Hunter Claims Public Adjusters. Call 813-774-7634 or visit www.hunterclaims.com for more information.

A HURRICANE PREPARATION CHECKLIST FOR YOUR COMMUNITY

By Sherwin Lewis

A clearly defined and well-communicated hurricane preparation checklist can make all the difference. For community managers, board members, and residents alike, advance planning reduces stress and safeguards 16 June 2025 FLCAJ | www.fcapgroup.com

property and lives.

Your plan should address the following critical tasks: Before the Storm Clean all drains thoroughly. Ensure all rooftops, parking lots, and ground-level drains are free from debris and obstructions to mitigate flood risks and prevent costly water damage.

Strap down external air-conditioning units securely. Depending on site-specific conditions, either fully or partially shut down HVAC systems to protect equipment from wind and water intrusion.

Inspect and maintain waterproof membranes. Check roofs, balconies, and exterior wall systems for signs of deterioration or damage. Prompt repairs reduce the risks of water infiltration and structural compromise.

After the Storm Restore power gradually. Cautiously reintroduce power systems to evaluate potential electrical damage.

Always wait for clearance from the local fire department and property management team before reentering any structures.

Essential Administrative Steps • Review evacuation procedures to ensure everyone understands when and how to evacuate safely.

• Confirm vendor availability for emergency services.

• Review insurance policies to verify coverage, deductibles, and documentation requirements.

• Photograph and video key property areas to create a visual record of pre-storm conditions for any future claims.

A well-executed plan not only protects your community but builds trust, resilience, and peace of mind.

For more information on KW PROPERTY MANAGEMENT & CONSULTING, contact Sherwin Lewis, corporate director of engineering, at 305-476-9188, email slewis@kwpmc.com, or visit www.kwpmc.com.

DON’T OVERLOOK THESE ITEMS

By Kevin Carroll

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the safety of residents, minimize property damage, and maintain the continuity of operations. What you do not want to overlook is regularly scheduled inspections, maintenance, and emergency plan reviews, which are key to safeguarding your property and its residents.

and backup power systems to ensure they function in case of power outages.

Emergency Lighting—Make sure that emergency lighting systems, like exit signs and lighting in common areas, are operational.

Regular Inspections Common Area Roof Inspections—Check for loose shingles, cracks, and damage to ensure the roof is secure and can withstand high winds.

Common Area Window and Door Seals—Inspect windows and doors to make sure they can be properly secured. This might include installing hurricane shutters or impact-resistant windows.

Drainage Systems—Ensure that gutters, downspouts, and stormwater systems are clear and functioning to prevent flooding.

Structural Integrity—Look for cracks or weaknesses in the building’s foundation or walls that could be exacerbated by strong winds or flooding.

Plan for Long-Term Recovery Coordinate Repairs—Work with contractors to develop a list of trusted repair professionals who can assist with post-storm repairs, including roofing, plumbing, electrical, and general cleanup.

Secure Landscape/Tree Trimming Contracts— Secure vendors in advance for post-storm cleanup.

Kevin Carroll, CPA, LCAM, is president and CEO of Lang Management. For more information, visit www.langmgmt.com.

Ongoing Maintenance Tree and Landscaping Care—Trim any overhanging branches and remove dead trees or shrubs that could become hazards during a storm.

Backup Power Systems—Regularly test generators

18 June 2025 FLCAJ | www.fcapgroup.com

PREPARING YOUR COMMUNITY FOR HURRICANE SEASON

By Nicole Arias

Florida’s coastal beauty comes with the annual threat of hurricanes, making preparedness vital for condominium and HOA communities. Start with a comprehensive emergency plan that outlines evacuation routes, communication strategies, and leadership roles. Ensure residents are familiar with it and conduct regular drills.

Inspect and reinforce infrastructure—roofs, windows, doors—to minimize storm damage and install storm shutters. Take “before” photos of assets for insurance claims.

Secure outdoor items like pool furniture and signs to prevent them from becoming projectiles. Arrange with vendors early for pre- and post-storm services.

Establish multiple communication channels—emails, bulletin boards, and your website—for timely weather alerts and emergency instructions.

Encourage residents to maintain emergency kits with essentials: food, water, medications, documents, and first aid supplies.

Finally, coordinate with local authorities, stay updated on evacuation orders, and understand routes and timelines.

Proactive planning and community coordination can significantly enhance safety and resilience during hurricane season.

Nicole Arias is senior community association manager at Leland Management and general manager at Spruce Creek. For more information, call 888-465-0346 or visit www.lelandmanagement.com.

20 June 2025 FLCAJ | www.fcapgroup.com

PRUDENT BOARDS PREPARE FOR STORMS

By Keith Backer, Esq.

As South Florida endures another hurricane season, prudent boards of directors prepare how their association will function should a storm strike.

Following a storm, unscrupulous people and vendors often try to take advantage of communities’ needs for immediate cleanup. There are contractors who travel to condominiums and homeowners’ associations, asking management and directors to sign contracts on the spot to make repairs and perform cleanup services. Of course, rapid repairs and cleanup are important, and many vendors offer services at a fair price, but some proposed contracts may be onerous and may contain unreasonable terms. Some contractors may even be unlicensed and lack insurance. If you do not have the cell phone number of your lawyer, now is the time to ask for it.

Those of us who endured past weather events remember how difficult it was for many communities to get a quorum of their boards together when

telephone and internet services were not working. Both the HOA Act (720.316) and the Condominium Act (718.1265) provide procedures for boards to be able to function under emergency conditions. Obtaining copies of these sections and becoming familiar with them before a storm strikes may make coping with the aftermath just a little less stressful.

Keith F. Backer, Esq., is partner at Poliakoff Backer. For more information, call 800-251-3562, email kbacker@bapflaw.com, or visit www.bapflaw.com.

PRE-QUALIFY RESTORATION VENDORS BEFORE DISASTER STRIKES

By Camille Moore

When a disaster hits, every minute matters. One of the most valuable steps a board or CAM can take is to pre-qualify restoration vendors before an emergency occurs. Trying to find and vet a reliable contractor after a storm or flood wastes valuable time, often results in higher costs, and increases the risk of working with unlicensed or underqualified providers.

By building relationships with trusted vendors in advance—complete with agreed-upon pricing, scopes of work, and familiarity with the property—your community can respond faster and more efficiently.

Pre-qualified vendors can offer priority service, reduce delays, and help minimize resident frustration during already stressful times. Make this a regular part of your disaster planning checklist and ensure your vendor list is updated annually. Being proactive today can mean faster recovery, lower costs, and less anxiety tomorrow.

Camille Moore is a copywriter and digital marketer for RealManage. For more information, email Camille.moore@ realmanage.com or visit www.realmanage.com.

EMERGENCY COMMUNICATION STRATEGIES: KEEPING RESIDENTS INFORMED

By Jynell Martz

In conjunction with their community manager, boards should prepare emergency communications with three key strategies in mind to ensure that residents receive clear and timely information:

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At Tutwiler & Associates, we’ve been through the drill and understand the value of clear communication with the board and association members to set realistic expectations. And with recent Florida legislative changes, an insurance appraisal may be a path to a quicker settlement without litigation.

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Preparedness—Before disaster strikes, develop an emergency communication plan and prepare a list of potential communication channels. These may include mass emails, phone or text alerts, and social media or community website updates that can be used to reach residents leading up to and during an emergency. Regularly verify resident contact information to prevent gaps in emergency communication.

Accessibility—During an emergency keep community messages concise, factual, and sourced from government agencies or credible sources. Include details about the situation, safety measures, evacuation procedures, and next steps for the community. If applicable, ensure that community messages are available in multiple languages to enhance accessibility for residents.

Consistency—Designate a spokesperson, such as the community manager or board president, to ensure consistent messaging. After the emergency, follow up with recovery updates and guidance on available resources.

Jynell Martz is the division president of Sentry Management’s Volusia–New Smyrna division. For more information, visit sentrymgt.com.

EFFECTIVE HURRICANE PREPAREDNESS PRACTICES FOR FLORIDA CONDOMINIUMS

By Nicholas D. Siegfried

The 2024 Atlantic hurricane season was one of the most devastating and costliest ever recorded, and AccuWeather predicts the 2025 storm season will follow suit with 13 to 18 named storms and with three to five possibly intensifying into major hurricanes.

To help prepare for whatever Mother Nature has in store, associations should take date-stamped pictures and videos of the entire property’s condition before any storm for insurance purposes. These should include the inside and outside of the property and all common areas as well as equipment. Associations should also review any construction contracts in place and ensure they fully understand the contractor’s plan for securing the project during a storm and resuming work afterward.

It is also advisable to maintain an up-to-date roster of the current residents at an off-site location and also a separate list of residents who are remaining in the

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building. Important documents should also be kept at a safe alternate location, and they should include a copy of the association’s governing documents, a certified copy of the insurance policy, bank account information, service provider contracts, and contact information for all residents, staff, and vendors.

These and other important precautions can help associations to be as prepared as possible in advance of any storms.

Nicholas D. Siegfried is a shareholder with the South Florida law firm of Siegfried Rivera. Additional information is available at www.SiegfriedRivera.com and 800-7371390.

STORM-READY COMMUNITIES: WHAT SMART CAMS & BOARDS DO BEFORE THE WINDS PICK UP

By Suly Encalada

In Florida it’s not if a storm will hit, it’s when. For community association managers and board members, the difference between a chaotic aftermath and a smooth recovery lies in the planning. As an owner’s rep I’ve worked with countless communities, and the most successful ones always have one thing in common: preparation.

Here are key takeaways to help your property stay safe, save money, and reduce stress during hurricane season: • Create a hurricane protection plan that outlines demobilization and remobilization steps, with clearly assigned decision-makers.

26 June 2025 FLCAJ | www.fcapgroup.com

•

Incorporate these steps into your contractor/vendor agreements—don’t wait until a storm is on the radar.

• Conduct seasonal dry runs to ensure everyone knows their roles and timelines.

• Have backup plans and vendors in place, especially for elevators and restoration.

• Trim trees and secure landscaping early to prevent avoidable damage.

Preparedness today means resilience tomorrow.

Suly Encalada is director of business development at SOCOTEC. For more information, visit www.socotec.us.

THREE WAYS TO REDUCE AND REPAIR SHORELINE EROSION DAMAGE

By SOLitude Lake Management

Lake shoreline erosion can degrade water quality, create safety hazards, and lower property values. Severe storms can accelerate this process, highlighting the need for preventive measures and solutions to repair eroded shorelines. Three approaches can help minimize shoreline erosion and repair damage: Establish a Vegetative Buffer Plant vegetation native to Florida along your shoreline and the littoral zone (shallow water area) to help stabilize the soil and minimize erosion.

Control Runoff Flow Redirect runoff to suitable drainage structures (i.e., stormwater inlets) to minimize erosion and indentations in your shoreline.

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DISASTER PREPAREDNESS & MAINTENANCE: A BANKER’S PERSPECTIVE FOR CAMS AND BOARDS

By Rick Alfonso

With hurricane season around the corner, community association managers (CAMs) and board members should prioritize disaster preparedness, safety, and exterior maintenance to safeguard property values and ensure residents’ well-being.

From a banker’s viewpoint, proactive planning enhances financial stability of the community and reduces risk. Updating emergency response plans and ensuring all residents are informed periodically is strongly recommended as part of the association’s preparedness plan. Maintaining adequate reserves and reviewing insurance coverages annually to cover potential disasters or restoration needs are equally important. Prioritizing preventive maintenance— routine inspections of roofs, facades, and drainage systems—can prevent costly repairs.

When considering large restoration projects, collaborate early with your banker to explore financing options that align with your association’s budget.

Transparent communication with residents during these processes builds trust and encourages engage-

28 June 2025 FLCAJ | www.fcapgroup.com

ment. Ultimately a well-maintained and prepared community not only provides safety and peace of mind but also strengthens its financial foundation, positioning it for long-term success.

Rick Alfonso is SVP, director of specialty products for U.S. Century Bank. For more information, call 305-7155200 or visit uscentury.com.

PROACTIVE DISASTER PREPAREDNESS: A SMART INVESTMENT

By Emma Harrah

For community association managers and board members, disaster preparation isn’t just about responding to emergencies—it’s about minimizing risk, saving money, and reducing stress. One of the most effective strategies is conducting regular property inspections and maintenance to identify vulnerabilities before disaster strikes.

Ensure roofs, gutters, and drainage systems are in top condition to prevent water damage during storms. Secure contracts with restoration vendors in advance to avoid costly delays after a disaster. Digital backups of essential documents, such as insurance policies and emergency plans, can streamline recovery efforts. Additionally, establish a clear communication plan with residents, utilizing text and email alerts to provide timely updates.

By taking these proactive steps, associations can safeguard their communities, reduce costly repairs, and provide residents with peace of mind. A well-prepared community weathers any storm more efficiently, ensuring a faster, less stressful recovery.

Emma Harrah is marketing coordinator for Vesta Property Services. For more information, call 877-988-3782, email contact@vestapropertyservices.com, or visit www.vestapropertyservices.com. n

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Whose Obligation Is It Anyway?

Issues Encountered in Condominium Maintenance and Restoration Projects

BY ALLISON L. HERTZ

34 June 2025 FLCAJ | www.fcapgroup.com

I

n 2025, now that many milestone inspection reports have been completed and the structural integrity reserve study (SIRS) data is in, condominium associations are taking a close look at all of the information, and boards are asking themselves, “How do we plan for and execute these maintenance and restoration projects?” What must be fixed, and who has to fix it?

Condominium associations have always been responsible to ensure that the common elements of the condominium are maintained, repaired, and replaced under Section 718.113(1) of the Florida Condominium Act. In almost every instance, they are also responsible for the structural portions of the individual units. This typically includes, at a minimum, the

exterior—such as the outside walls and surfaces, the balcony and floor slabs, and the roof.

Now, with limited exceptions, boards of condominium associations governing buildings three stories or more in height have a statutory duty to carry out repairs identified in any milestone inspection report and an obligation to fund structural integrity reserves for deferred maintenance and replacement projects. Adding to these pressures is that many insurance companies and lenders are also requesting access to these reports and are wanting assurances that the work is being performed. They are evaluating their risk exposure and deciding if they need to adjust rates or place the condominium on a “blacklist” due to maintenance or funding concerns. The bottom line is that there are enhanced obligations of condominium associations for maintenance and restoration; and boards cannot fail to act, or they risk breach of fiduciary duty claims and subject themselves to potential personal liability.

ALLISON L. HERTZ, SHAREHOLDER, BECKER Allison L. Hertz is a shareholder in the West Palm Beach office of Becker. Ms. Hertz is board certified by the Florida Bar in condominium and planned development law. She is a graduate of the Nova Southeastern University Shepard Broad Law Center, and Ms. Hertz has exclusively represented community associations and individual property owners since being admitted to the Florida Bar in 2007. Hertz devotes her practice to working with her clients on the broad range of legal issues that community associations face on a regular basis. She has extensive experience in all aspects of community association law. Hertz is a native of Palm Beach County. For more information, visit www.beckerlawyers.com.

Boards will work with professionals to bid out the work. However, before requests for bids go out and after they come in, boards and those who are tasked with managing associations will face a host of secondary or related issues. Are there material alteration considerations that need to be addressed in connection with the project? What if the association’s project entails the removal of exterior improvements installed by owners or requires the invasion of the interior of the units? Does the association have to replace the exterior improvements or pay for unavoidable damage to the unit’s interior? What about hurricane shutter removal? How does an association obtain access to make repairs? The answers to these questions will vary, and boards and those who manage associations need to be informed to determine the best approaches for the particular situation at hand.

MATERIAL ALTERATIONS OR SUBSTANTIAL ADDITIONS TO THE COMMON ELEMENTS

Addressing potential material alterations or substantial additions to the common elements that may be involved with the work to be performed is an issue that should be evaluated at the outset of the project as these will often require some kind of unit owner approval.

What is a “material alteration or substantial addition”? As set out in

www.fcapgroup.com | FLCAJ June 2025 35

the seminal case of Sterling Village Condo., Inc. v.

Breitenbach, 251 So.2d 685 (Fla. 4th DCA 1971), a material alteration “means to palpably or perceptively vary or change the form, shape, elements or specifications of a building from its original design or plan, or existing condition, in such a manner as to appreciably affect or influence its function, use, or appearance.”

But even with this definition, associations should consult competent legal counsel about whether something is a material alteration as the case law varies on what is and what is not a material alteration.

The need for legal counsel is even more important since there are certain case law exceptions to the material alteration vote requirements, some of which apply when the work is actually necessary maintenance and not an alteration or addition, or when the association may be entitled to take advantage of new technology that enhances the performance or durability of a product or a component of the building.

EXTERIOR IMPROVEMENTS INSTALLED BY UNIT OWNERS

In many instances a condominium association’s engineer or architect will recommend or require the removal of unit owner improvements, such as balcony tiles or other items installed on the exterior of the building, in order to assure proper restoration techniques and protocols 36 June 2025 FLCAJ | www.fcapgroup.com

and to ensure a warranty for the work can be provided once the project is completed. The association’s professional will often not recommend these exterior improvements be reinstalled or replaced due to the potential for them to facilitate, exacerbate, and/or conceal deterioration of the structure. However, many owners find being told that their improvement is going to be removed and not reinstalled to be a difficult pill to swallow. In the event this may apply in a given situation, it is best to have the association’s professional provide a written report reflecting both the need for the removal and any recommendation that the improvement not be replaced; and this report can be shared with the owners.

Obtaining such a report is particularly important because a condominium association is typically not responsible for reinstalling or replacing exterior improvements made by owners under the rationale of the cases determined by the Florida Department of Business and Professional Regulation, Division of Florida Condominiums, Timeshares and Mobile Homes. The rationale is that owners installed these improvements at their own risk knowing that the association had the ultimate obligation to maintain and repair the exterior of the condominium, which could result in owners’ improvements being damaged or removed during the course of maintenance or repair

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work. Finally, if the board, based on the advice of professionals, is not going to allow certain exterior improvements to be reinstalled or replaced after removal, it should adopt new rules prohibiting reinstallation or replacement at a properly noticed meeting.

HURRICANE SHUTTERS

There is a caveat when it comes to exterior improvements made by unit owners: hurricane shutters. In 2024 the Florida legislature addressed the issue of what happens when shutters need to be removed for necessary maintenance, repairs, and replacements by the association. The newly adopted law is not a model of clarity and contains what many association law practitioners view as internal inconsistencies. However, the short version is that, contrary to prior practice, the newly adopted law provides that if the owner installed shutters that are later required to be removed for the maintenance, repair, or replacement of condominium property for which the association is responsible, then the owner is not responsible for the costs of removal and reinstallation by the association. As with many newly adopted laws, there are often technical glitches that are addressed in subsequent years and that is expected here. But what happens if shutters are removed and they cannot be reinstalled because, for example, they are no longer code compliant? What does seem certain is that the association cannot reinstall them, and the association is not required to replace them. Associations will need to consult with legal counsel as these questions come up, and doing so at the earliest possible time is recommended.

38 June 2025 FLCAJ | www.fcapgroup.com

INCIDENTAL (OR UNAVOIDABLE) DAMAGE TO INTERIOR OF UNIT

Things may be completely different when it comes to interior portions of a unit that are damaged by the maintenance and repairs of the association.

When the interior of a unit will be damaged in connection with maintenance and repair work that must be performed by an association, it is known as “incidental damage.” This is not damage caused by anyone’s negligence; it is damage that cannot be avoided due to the nature of the work. Most times this arises in the context of concrete restoration, when the interior of a unit must be accessed for full restoration of the floor slab. One of the most overlooked and consequential issues is whether the declaration

for the condominium contains a provision requiring the association to “repair incidental damage to the unit.” If it does, the association will likely need to address and pay for certain unavoidable damage to a unit’s interior, such as interior floor coverings, cabinets, or drywall.

If it does not, the unit owner is likely going to be responsible for the repairs. It is not uncommon for associations to speak with legal counsel about amending their declarations’ incidental damages provisions ahead of undertaking concrete restoration projects.

ACCESS TO UNITS

Under Section 718.111(5) of the Florida Condominium Act, an association has the irrevocable right to access units during reasonable hours when necessary for the maintenance, repair,

or replacement of any common elements or of any portion of a unit to be maintained by the association pursuant to the declaration or as necessary to prevent damage to the common elements or to a unit.

This association right cannot be conditioned or limited by a unit owner, and a unit owner can be required to provide the association with a key or passcode to the unit to effect its statutory right of access.

Associations should keep in mind that access to the unit must be necessary under the circumstances. Associations should also prepare for owner objections by ensuring that they have professional reports substantiating the need for access. It is customary and recommended to provide unit owners with advance notice of the need for access to avoid jeopardizing the safety of association board members, personnel, and vendors.

INCONVENIENCE FACTOR

Even if a declaration of condominium requires the association to repair incidental damage, this does not mean owners are not responsible for preparing their units for the association’s project, including removing window treatments, relocating furniture, and taking fragile artwork or mirrors off of their walls. Damage to these kinds of items would be avoidable if the owner had properly prepared his or her unit and personal items for the work. Of course, associations should communicate with the owners directing them to make appropriate preparations for the project. This includes notifying owners of the expected commencement of the project, how long they may be impacted, if exterior improvements

www.fcapgroup.com | FLCAJ June 2025 39

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installed by owners will need to be removed, and if portions of the property will be closed, along with providing recommendations related to how one is directed to prepare the interior of the unit. And yes, certain work that needs to be performed by an association, such as concrete restoration, is inherently messy and noisy and may require access to units. This does not mean that owners are entitled to relocation expenses in most cases. If owners desire to temporarily relocate for the duration of a project, they will be required to do so on their own dime most of the time.

CONCLUSION

While many associations may feel like they have reached the finish line after having received their milestone inspection reports and SIRS studies before the end of 2024, the issues they are facing in carrying out the maintenance and restoration work shows this is only the beginning. Of course, the facts and circumstances surrounding all of these issues need to be carefully examined on a case-by-case basis. However, association boards and managers will need to take the time to understand the issues that are unique to the association to ensure that work goes forward as smoothly as possible. These issues are manageable with proactive practices, consulting the right professionals, and regular communication, all of which will reduce the number of disgruntled owners and limit the potential for legal challenges. n

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REMBAUM'S ASSOCIATION ROUNDUP

Accusations Of Racial Discrimination by the HOA

BY JEFFREY A. REMBAUM, ESQ.

42 June 2025 FLCAJ | www.fcapgroup.com

A

dmittedly there are always two sides to every story. This is why we have the American judicial system to get to the resolution of a matter as decided by the “trier of fact,” be it the judge or jury, after hearing from both the accuser and the accused (or in civil terms, hearing from the plaintiff and defendant). In most civil cases a plaintiff only needs to prove that a particular event was more likely than not to have occurred. This is referred to as a “preponderance of the evidence” standard of proof, meaning that a majority of the evidence favors the plaintiff’s position. But, before the parties can get to that stage, the plaintiff first must sufficiently allege a cause of action against the defendant.

If not, then the plaintiff’s lawsuit is subject to being dismissed. Well, that is

exactly what happened in the recent federal appellate case of Watts v. Joggers Run Property Owners Association, Inc., 133 F.4th 1032 (11th Cir. 2025), in which the plaintiff, Watts, appealed the dismissal of her case in its entirety by the lower court, the U.S. District Court for the Southern District of Florida.

In the underlying action, Watts alleged Joggers Run of taking unlawful actions against her, her family, and her guests due to their race and brought claims against Joggers Run under both the Fair Housing Act and the Civil Rights Act. Watts accused Joggers Run of selectively enforcing its rules pertaining to parking, pets, yard sales, and penalty fees against her and her family but not against non-Black residents. She accused the association’s president of referring to Black people

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.

as “monkeys” and another director of using derogatory, race-based comments. She alleged that she was limited to three minutes when addressing the board, but other non-Black owners were not so limited; and when she complained about this, somehow the board stripped her of her board membership without any notice to her. She alleged that the association denied her children use of the basketball courts because a director complained about there being noisy Black kids and “too many people of color” using the basketball courts. She alleged that the association accused her Black guest of trespassing and vandalizing cars. Other discriminatory practices were alleged in the lawsuit as well.

Joggers Run moved to dismiss the entire complaint for failure to raise any cognizable claim under both the Fair Housing Act and the Civil Rights

www.fcapgroup.com | FLCAJ June 2025 43

44 June 2025 FLCAJ | www.fcapgroup.com

appointed by President Lyndon B. Johnson, national fair housing laws were necessary to end evident and profoundly divisive housing discrimination. In response, Congress passed the Fair Housing Act in 1968 to provide for fair housing within the United States; and in Sections 1981 and 1982 of the Civil Rights Act, Congress provided that all Americans, regardless of race, are entitled to equal contract and property rights.

While the Fair Housing Act makes it unlawful to discriminate against any person in the terms, conditions, or privileges of the sale or rental of a dwelling or in the provision of services or facilities in connection therewith because of race, color, religion, sex, familial status, or national origin, Congress did not provide a list as to what these “terms, conditions, and privileges” actually are. Later, through adoption of regulations by U.S. Department of Housing and Urban Development under

HOA

YOUR

Act. The lower district court granted that motion. While the lower court found that the alleged conduct of Joggers Run was reprehensible, it nevertheless ruled that none of Watts’s allegations could support her statutory claims and dismissed the lawsuit. Watts then appealed the dismissal to the U.S. Court of Appeals of the Eleventh Circuit, which ultimately reversed the lower court’s dismissal and remanded the parties back to the lower court for further proceedings.

The standard of review employed by the Appellate Court is, in this instance, de novo, meaning the Appellate Court reviews the matter as if it were being considered for the first time, allowing for a new analysis of the facts and law involved. The Appellate Court noted that to withstand a motion to dismiss for failure to state a claim, the plaintiff’s complaint must include enough facts to state a claim for relief that is plausible on its face. The plaintiff must allege more than mere conclusions and formulaic recitations of the elements of a cause of action. But, however, in Fair Housing Act discrimination cases, the Appellate Court recognized that it can be difficult to define the precise formulation of a required prima facie case before the process of discovery has an opportunity to unearth all the relevant facts and evidence. That said, the allegations in the complaint should be judged by the required statutory elements.

The Appellate Court began its discussion with a brief history and the importance of the Fair Housing Act. As found by a bipartisan committee

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the Fair Housing Act, we learn that access to communal spaces is within the scope of “terms, conditions, and privileges” of the sale or rental of a dwelling and that limiting the use of such privileges because of race would be a violation of the Fair Housing Act. In other words, when a person enters into an enforceable agreement for the purchase of property that includes a mandatory obligation to be a member of a homeowners’ association, then discrimination is prohibited as related to any of the privileges, services, and facilities afforded by membership in the homeowners’ association. The Appellate Court found that Watt’s complaint sufficiently alleged that she was denied equal access and treatment because of her race by Joggers Run. In examining whether Watts had sufficient allegations to withstand the motion to dismiss regarding the Civil Rights Act, the Appellate Court found that it only needed to “initially identify an impaired contractual relationship under which Watts had rights.” The Appellate Court found, “The HOA rules created an enforceable contract that governed the residence rights and responsibilities and benefits of membership.” Because Watts alleged that the HOA violated its own rules and regulations by allowing non-Black residents to violate the rules and regulations while enforcing the rules and regulations against her and her family due to their race, Watts plausibly alleged that the contractual relationship was violated by Joggers Run in contravention of its own rules and regulations, which was sufficient to bring such a lawsuit. In fact, the United States Supreme Court broadly construes the Civil Rights Act to protect not merely the enforceability of property interest acquired by Black citizens but also their right to use property on an equal basis with White citizens.

$ 699

46 June 2025 FLCAJ | www.fcapgroup.com

Watts alleged that the Joggers Run created a dual property system where White owners could fully enjoy the amenities’ common areas and services while Watts, as a Black resident, could not. In conclusion the Appellate Court found that Watts’s complaint presented plausible claims for relief under the Fair Housing Act and under the relevant sections of the Civil Rights Act. Therefore, the case was reinstated and remanded back to the lower court for further proceedings.

Given that the facts of the case have yet to be tried in court, whether racial discrimination occurred against Watts remains to be heard and determined by the trier of fact. All that we know for the time being is that Watts has sufficiently stated her complaint to make a

primary showing of discrimination, but whether it actually occurred or not will have to be decided later after all relevant evidence and testimony is reviewed by the trier of fact.

Reviewing the alleged facts in a light most favorable to and as presented by Watts, it certainly seems as though discrimination may have occurred. However, could Joggers Run have accomplished the car towing, the closing of the basketball court, and its other actions in a lawful, non-discriminatory manner? The short answer is, “likely so,” if it had equally enforced its rules and regulations against all owners and followed the required procedures. Had Joggers Run equally enforced its rules and regulations and followed the required procedures, then Watts’s claims could have failed.

Regardless of equal enforcement, making disparaging comments regarding any member’s race, color, religion, sex, familial status, or national origin is not only fundamentally wrong but also sets the stage for all the board members’ acts to be judged with those racially charged comments in mind. To make such comments as a board member could be, if proven true, fatal to the association’s position. Had the Joggers Run board members not made racially motivated comments, if it did as alleged by Watts, and had they engaged the association’s attorney to provide important and necessary guidance, then in all likelihood this entire fiasco could have been avoided. n

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Community Association Director Educational Requirements

BY ROBERTO C. BLANCH

T

he state’s lawmakers enacted changes to the educational requirements for community association directors during last year ’s legislative session, and additional changes are being considered in the current session that will soon be coming to a close.

New condominium association directors had previously simply needed to certify in writing that they had read the association’s declaration, articles of incorporation, bylaws, and policies, and they would endeavor to uphold all the stipulations and meet their fiduciary responsibilities. If they wished, they could instead submit a certificate certifying they had completed a seminar conducted by an educational provider that had been approved by the state’s Department of Business and Professional Regulation (DBPR).

As of last July, new directors of condominiums have been required to provide both the written certification as well as a certificate of completion

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of a qualifying seminar, which must be at least four hours long and include instruction on inspections, structural integrity reserve studies, elections, recordkeeping, financial transparency, fines/enforcement, and meeting requirements. Those who became directors prior to July 1, 2024, were given until June 30, 2025, to meet the new requirements.

The certification and educational requirements must be completed within 90 days of being elected or appointed, and the documents must be submitted to the association secretary and kept for seven years or through the duration of the director’s service, whichever is longer.

Both the certification and educational certificate are valid for seven years, and directors who serve uninterrupted terms for that period do not have to resubmit them.

In order to become informed on all changes to the Condominium Act and related regulations, directors are also required to complete at least one hour of continuing education per year administered by the state agency or one of its approved providers. This requirement begins one year after the submission of their initial documents, and it continues for the duration of their tenure.

Homeowners’ association direc-

ROBERTO C. BLANCH, SHAREHOLDER, SIEGFRIED RIVERA Roberto C. Blanch is a shareholder with the South Florida law firm of Siegfried Rivera and one of the most prolific contributors to its Newsroom blog at www.SiegfriedRivera.com/blog. He is board certified as an expert in community association law by the Florida Bar, and he represents associations throughout South Florida. The firm maintains offices in Miami-Dade, Broward, and Palm Beach Counties, and its 49 attorneys focus on community association, real estate, construction, and insurance law. Roberto can be reached at 800-737-1390 or via email at RBlanch@SiegfriedRivera.com or www.SiegfriedRivera.com.

tors elected or appointed after July 1, 2024, must submit a certificate of having completed an educational curriculum administered by an approved provider within 90 days of taking office, and the certificate must be maintained on file for five years. It is valid for up to four years, and the educational requirement must be completed at least once during every four years of service. The information covered by approved providers must include recordkeeping, financial transparency, fines/enforcement, and notice and meeting requirements.

Directors of HOAs with fewer than 2,500 units must complete at least four hours of continuing education annually, and those serving in associations of 2,500 or more parcels must complete at least eight hours of continuing education per year.

Failure to meet these educational requirements is consequential.

Those who fail to timely file the required certifications are suspended from their board service until they comply, and boards of directors are empowered to temporarily fill vacancies during such suspensions. Given such penalties, the educational requirements for board members of Florida community associations should be considered high-priority imperatives. n

www.fcapgroup.com | FLCAJ June 2025 51

Photo by iStockphoto.com/Bilanol

Prepare for Disaster: From Contract to Aftermath

BY JONATHAN GOLDSTEIN, ESQ.

W

hen it comes to any potential emergency, including hurricanes, Haber Law strongly recommends that associations conduct workshops and implement an appropriate preparedness plan to establish planned action items, policies, and procedures and to engage appropriate professional assistance as needed to prepare for the next natural disaster or other emergency.

Whether it be for hurricane planning or implementing a plan for other possible emergencies, associations should take into account various general stages of planning, preparedness, continuity, and recovery: i. Contractual preparedness includes securing insurance policies and pertinent contractual provisions and relationships as well as establishing other pertinent emergency-situation contractual responsibilities, including those of unit owners, employees, vendors, and management. The time to understand how your contractual relationships will govern emergency loss prevention, mitigation, 52 June 2025 FLCAJ | www.fcapgroup.com

reimbursement, and/or recovery is well before an emergency (and when such contract is negotiated). ii. Establishment and advanced workshopping of a written emergency plan. iii. Implementation of the written emergency plan in furtherance of personal safety and the protection of property upon a declaration of a state of emergency and/ or upon the occurrence of the emergency. iv. Implementation of the written emergency plan to ensure operational continuity during and in the aftermath of any emergency. v. Post-emergency (hurricane) recovery and loss mitigation.

In the case of hurricanes in particular, just a few examples of various issues to be addressed based upon the framework above include: Contractual—Having appropriate insurance coverage in place as required by law and establishing deductibles on 14 days of notice so that they are transparently considered.

JONATHAN S. GOLDSTEIN, EQUITY PARTNER AND CO-CHAIR OF THE CONDOMINIUM AND HOA PRACTICE GROUP Jonathan Goldstein is partner and co-chair of the condominium and HOA practice group for Haber Law. Haber Law is a law firm based in Miami, Florida, that specializes in complex business litigation, construction law, real estate, finance, transactional law, and condominium association and HOA law. The Firm is committed to its core values of integrity, service, dedication, innovation, diversity, and success. For more information, visit www.haber.law.

Having management contract provisions that address duties and emergency contingencies. Securing the contractual availability of professionals and the supply of critical materials well in advance.

Written Emergency Planning and Implementation—Having plans to remove items from balconies, deploy shutters, and perform a pre-condition survey to document the building’s condition early in hurricane season. Establishing a written hurricane preparedness plan with the help of management and other professionals to protect records and data, make periodic risk assessments, educate personnel, determine access limitations and evacuation protocols with professional guidance, etc.

Continuity—Following a communications plan so that critical representatives can govern and make decisions irrespective of any loss of power or telecommunications, including implementation of Condominium Act emergency powers in Section 718.1265, Fla. Stat.

Aftermath—Pursuing appropriate insurance claims and restoration with legal guidance in compliance with insurance policies.

While general awareness helps, there is no substitute for retaining appropriate professionals for specific guidance to inform preparations and implementation related to disasters. n

www.fcapgroup.com | FLCAJ June 2025 53

Community Community Florida Community Association Professionals’ (FCAP) training is offered on two levels. Level one consists of courses meeting Florida’s continuing education requirements for CAMs, and level two is the Florida Advanced CAM Studies (FACS) course. For further information about the more than 31 online continuing education classes available or to pursue the Certified Florida Community Association Manager (CFCAM) designation, please visit www.fcapgroup.com/membership/education-training/.

Betsy, If we have some board members attend a meeting virtually, would that count toward the quorum and/or allow them to vote?

- Lance Lance, The condominium and cooperative laws specifically address the question, but HOA law does not. Attorneys will tell you, though, that HOA board members may attend and vote via speaker telephone or real time electronic videoconferencing. Their attendance counts toward the quorum.

Betsy Barbieux Other parts of the HOA law specifically say that a fine/appeals hearing may be held via telephone or with real-time electronic videoconferencing.

When legislators change one part of the law, they rarely review the rest of the statute to see if they should make other parts consistent. It is very frustrating.

My HOA board members meet via speaker telephone or real-time electronic videoconferencing.

The idea is that owners present at the meeting can hear the full discussion of the board members—hence the speaker telephone requirement. If you are using Zoom, obviously, the computer has a speaker so the owners can hear the board member speaking in to the meeting.

There is no requirement to make the Zoom link available to the owners.

- Betsy Betsy, How long does a board have to fill a vacancy in an HOA if the governing documents are silent?

- Tiffani Tiffani, There is no law. The seat could stay vacant until the next election.

The board can appoint a willing person to fill the seat. Or, the membership could hold a special election and fill the seat.

I have one board that has had a vacant seat for 1 ½ years.

- Betsy

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Betsy, I follow CAM Matters and have a question. I have a wealth of transferable administration skills working in various arenas while providing multiple highlevel support within a vast scope of personalities and sectors. I recently finished the CAM course from another provider.

Now I am interested in branching out to a new condominium career in South Florida.

Do you have any leads or advice for me on how to get my feet wet in the industry? I want remote work/part- time hours, etc. even as a possible backup or assistant behind the scenes while I wait to take the state exam. I thought I would ask given your vast expertise and interesting posts. Any advice is greatly appreciated.

- Marian Marian, The best way to find the right CAM position is to network. You should join your local CAI chapter as well as all the other local CAM groups in your area.

There are still trade shows going on, and the communities and management companies will be in attendance looking for CAMs. As a new CAM, remote work will not be an option for you. You’ll need to be in an office for at least a year to learn

the whole CAM calendar cycle, meetings, reports, financials, maintenance/repair schedules, etc.

Again, the best way to find a job is to network.

- Betsy Betsy, I read with much interest the article regarding the new educational requirements for condominium and HOA boards. Our complex has an interesting issue—we have six buildings, all of which are separate Chapter 718 condominiums. Then we have a master board overseeing the common areas (pool, clubhouse, parking, etc.) that is organized under Chapter 720 as an HOA with the board being composed of members from each condominium association. I fully understand that I must comply with the educational requirements of the condominium board for which I am treasurer; but, do I also need to go through all the separate certification processes related to the HOA in order to also sit on this board?

- Scott Scott, I don’t know about other board certification providers, but my course is approved for all three: 718, 719, and 720. Open classes in Leesburg and St. Augustine are listed on the website. Private classes at your clubhouse are also available.

The law does not specifically address your question.

The state-required condominium course is longer than the state-required HOA class. The CE requirements for each are different, so I can’t even guess how to reconcile those differences.

Be sure to subscribe to my YouTube channel CAM Matters at www.YouTube.com/c/cammatters. You’ll find the shows useful in your role as a board member.

Please consider me a resource and never hesitate to ask a question.

- Betsy

HURRICANE PREPAREDNESS: A GUIDE FOR COMMUNITY ASSOCIATIONS

By Marcy Kravit, CMCA, AMS, PCAM, CFCAM, CSM Director of Community Association Relations— Developing Markets Hotwire Communications Hurricane preparedness is crucial for community associations to keep residents safe and protect the property. This guide outlines key steps for developing an effective disaster plan specifically tailored for Marcy L. Kravit hurricanes, including the role of internet service providers (ISPs) in maintaining communication during emergencies.

DEVELOP AN EMERGENCY PLAN

Create a clear emergency plan that outlines procedures to follow during a hurricane for both management and residents. Assign roles and responsibilities, distribute the plan regularly, and conduct drills to ensure everyone understands what to do.

IDENTIFY RISKS AND HAZARDS

Assess potential risks associated with hurricanes, such as high winds, flooding, and storm surges. Use historical data and local geography to understand how these factors might impact your community.

Betsy, Can a unit owner who lives in another country be on the board—that is, can a non-citizen owner serve as a condominium board member?

- Sadie

ASSESS VULNERABILITY

Sadie, My understanding is residency is not a requirement, hence the statutory language to permit speaker telephone and videoconferencing.

If U.S. residency was a requirement, half the boards in Florida would be without members.

- Betsy

ESTABLISH AN EMERGENCY RESPONSE TEAM

Identify at-risk buildings and areas, and prioritize them in your disaster plan. Evaluate structural integrity, flood zones, and proximity to vulnerable infrastructure.

Form a team of residents, staff, and volunteers with assigned roles, such as communication lead, logistics coordinator, and first aid responders. www.fcapgroup.com | FLCAJ June 2025 55

COMMUNICATION PROTOCOLS

Establish clear communication channels using various platforms, such as text alerts, emails, and community bulletin boards. Ensure residents know how to receive timely updates during a hurricane.

ROLE OF INTERNET SERVICE PROVIDERS (ISPS)

ISPs play a critical role in maintaining communication during hurricanes. They implement several of the following measures: Redundancy—Backup systems, redundant power supplies, multiple fiber routes, and additional data centers Disaster Recovery Planning—Steps to back up and restore critical data and systems Monitoring—Continuous network monitoring to proactively address issues Communication—Regular updates to keep residents and staff informed.

After a storm, ISPs typically carry out the following tasks: • • • •

Assess the damage to their network and equipment Prioritize restoring critical services such as emergency communications Update residents on restoration progress Provide ongoing assistance and technical support.

Encourage residents to utilize your community channel and the ISP’s mobile app for real-time information.

CREATE AN EVACUATION PLAN Outline safe routes, designated zones, and transportation 56 June 2025 FLCAJ | www.fcapgroup.com

options. Ensure all residents are familiar with the plan and conduct regular evacuation drills.

PREPARE EMERGENCY SUPPLIES

Stockpile the following essential emergency supplies to support the community during a hurricane: • First aid kits • Flashlights and batteries • Battery-operated radio • Nonperishable food and water • Blankets and warm clothing • Cleaning supplies • Basic tools for repairs and cleanup • Important documents in waterproof containers • Cash for emergencies

REGULAR PROPERTY INSPECTIONS

Conduct routine inspections to identify potential hazards.

Check roofs, windows, and doors to prevent damage.

SECURE IMPORTANT DOCUMENTS

Store important documents, such as insurance policies and legal papers, in secure and easily accessible locations.

EMERGENCY CONTACT INFORMATION

Compile and distribute a list of key contacts, including emergency services, utilities, and local resources, to all residents.

INSURANCE CONSIDERATIONS

Review insurance policies to ensure they provide adequate hurricane coverage. Consider the following options: • Property insurance • Liability insurance • Flood insurance • Business interruption insurance • Terrorism insurance (if applicable)

PRE-DISASTER COMMUNICATION

Before a hurricane provide residents with guidance on preparing emergency kits, evacuation plans, and essential contacts.

POST-HURRICANE ACTIONS

After a hurricane assess property damage and prioritize repairs, offer support for displaced residents, contact local authorities and insurance providers, and communicate regularly with residents about recovery efforts.

Proactive planning and clear communication are key to hurricane preparedness. By developing a comprehensive plan, engaging your ISP, and ensuring essential resources are available, community associations can significantly improve their resilience and protect residents during hurricanes. Regular updates and drills will ensure that everyone is prepared when disaster strikes.

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FLORIDA COMMUNITY ASSOCIATION JOURNAL As a community association manager or board member, you make crucial decisions for your community. Don't miss out on the insights and updates that can help you make informed choices. Subscribe now to the Florida Community Association Journal and receive every issue delivered directly to your mailbox.

Visit www.fcapgroup.com/flcaj/subscribe/ to secure your subscription and never miss an issue.

www.fcapgroup.com | FLCAJ June 2025 59

Photos courtesy of Carousel Development and Restoration Employees property practice safe work ethics while in the last stage of the restoration process; painting the concrete repairs.

The Necessity of Concrete Restoration and Structural Repairs

BY GABRIELLA BIANCHINI

L

iving in South Florida you often hear the terms “concrete restoration” and “structural repairs” repeatedly. But what do those terms mean?

Concrete structural restoration is the process of repairing and restoring damaged or deteriorated concrete to its original strength, appearance, and functionality. It involves addressing structural issues and aesthetic concerns and preventing further deterioration. Unlike simple repairs, which may focus on structural integrity alone, concrete restoration aims to return the concrete to its initial condition both structurally and aesthetically. “Concrete restoration means to restore the integrity of concrete that has been comprised by the environment and age,” says Michael Bianchini,

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founder of Carousel Development & Restoration Inc. South Florida experiences a higher concentration of salt in the air compared to other regions due to its coastal location and strong winds. This salt is primarily carried inland by wind, ocean spray, and rainwater, affecting various aspects of life in South Florida. When Juan Ponce de León was looking for the fountain of youth in South Florida, he found the salt air can be great for your skin.

However, this is not the case for your condominium balconies. The impact of salt air over time will cause balcony spalling and building corrosion. As the moisture from the elements of the weather conditions land on the condominium balconies, the perspiration immediately penetrates the concrete. “The concrete acts as a sponge when the moisture hits the rebar inside the

GABRIELLA BIANCHINI, DIRECTOR OF SAFETY AND MARKETING, CAROUSEL DEVELOPMENT & RESTORATION INC. Gabriella Bianchini is a professional photographer, graduate of The Art Institute of Ft. Lauderdale, and published author. In 2012 Gabriella’s mission was to transcend her images and share a visual narrative into the world of construction and safety. Her drive fuels her artistic muse to create professional images all while strategically mobilizing the numerous concrete restoration projects to make it safe for everyone involved.

Bianchini’s qualifications include 10-hour and 30-hour OSHA training, 510 and 500 OSHA courses, scaffolding train-the-trainer and teaching safety policies and procedures.

Most importantly she has cultivated a discipline for safety amongst her employees that has become one of her many skilled crafts of expertise. Her unparalleled knowledge in the industry comes in handy especially during hurricane season and high-volume restoration projects throughout Broward and Palm Beach Counties.

For more information, call 561-272-3700, email info@cdri.net, or visit www.CDRI.net

concrete, and it causes the rebar to expand. This causes the visual aspects of concrete spalling,” says Mr. Bianchini.

HOW DO YOU KNOW WHEN YOUR BUILDING NEEDS CONCRETE REPAIRS?

Over the years you may have seen that reinforced concrete in high-rise buildings can suffer from a range of the following issues: • Spalling (flaking or breaking concrete)

www.fcapgroup.com | FLCAJ June 2025 61

• • • • •

Cracks from thermal expansion or structural movement Corrosion of embedded steel reinforcement Water infiltration Carbonation and chloride intrusion Rust spots

To the untrained eye these deficiencies of spalling concrete, large cracks, and rust spots on the exterior of any building condominium may seem insignificant on the façade. However, it is the inside of the building structure that matters. The structural problems underneath the surface of the balconies may be festering at a rapid level into a more serious problem. These problems beneath the façade can only be determined by a

Exposed, rusted rebar.

qualified structural engineer.

“It is recommended that the building association hire a competent, licensed, and experienced structural engineer who is also a threshold inspector,” says Michael Bianchini. Selecting an engineer begins with interviewing several structural engineers with a record of accomplished

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restoration projects. A structural threshold engineer in Florida is a specialist certified by the state, who performs detailed building inspections that meet specific criteria. These inspections are mandated for certain types of buildings in Florida, focusing on structures with specific dimensions or occupancy.

The engineer’s specifications as well as International Concrete Repair Institute specifications and procedures provide specific criteria for proper concrete repairs. The most important is the requirement to excavate all concrete from around the reinforcing steel bars and two inches beyond the rusted metal into “clean steel.”

WHY ARE CONCRETE RESTORATION REPAIRS NNECESSARY?

Damage and Deterioration—Concrete can be

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damaged by various factors like weather, water, chemicals, and age, leading to cracks, spalling, and other issues.

Structural Issues—Damaged concrete can weaken the overall structure, potentially leading to safety hazards.

Aesthetic Concerns— Damaged concrete can detract from the appearance of a property.

Cost-Effectiveness— Repairing and restoring concrete is often a more cost-effective solution than replacing it, especially for minor to moderate damage.

SELECTING YOUR RESTORATION TEAM

Once it is agreed the concrete repairs are necessary, it is important to select the proper team for a successful concrete restoration project.

When Michael Bianchini was asked, “What are the three top important components when performing a concrete restoration job?” his response was, “Ongoing communication with their client, having a hands-on supervisor, and acquiring a strong and detailed safety program.”

Even though the assessment and direction of the engineer of record is helpful when choosing a contractor for the job, it will ultimately be the board of directors who hire the licensed Floridacertified general contractor. The board of directors should review several contractors’ complete and detailed bid packages. Analysis of the bids should be predicated not only on price but also on the reputation, financial strength, and successful history of each bidder as well as their having an in-house safety division and providing direct contact to the owners of the construction company.

Carousel Development & Restoration Inc. has an in-house 64 June 2025 FLCAJ | www.fcapgroup.com

EVEN THOUGH THE ASSESSMENT AND DIRECTION OF THE ENGINEER OF RECORD IS HELPFUL WHEN CHOOSING A CONTRACTOR FOR THE JOB, IT WILL ULTIMATELY BE THE BOARD OF DIRECTORS WHO HIRE THE LICENSED FLORIDA-CERTIFIED GENERAL CONTRACTOR. THE BOARD OF DIRECTORS SHOULD REVIEW SEVERAL CONTRACTORS’ COMPLETE AND DETAILED BID PACKAGES. ANALYSIS OF THE BIDS SHOULD BE PREDICATED NOT ONLY ON PRICE BUT ALSO ON THE REPUTATION, FINANCIAL STRENGTH, AND SUCCESSFUL HISTORY OF EACH BIDDER AS WELL AS THEM HAVING AN IN-HOUSE SAFETY DIVISION AND PROVIDING DIRECT CONTACT TO THE OWNERS OF THE CONSTRUCTION COMPANY.

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TURNOVER & CONSTRUCTION DEFECT SERVICES: Turnover meetings Review of turnover documents Assisting in the selection and hiring of turnover auditors, engineers and other consultants

Chapter 558 inspections and procedures Negotiating repair protocols All aspects of state/federal litigation for construction warranty claims, from settlement negotiations through trial

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www.fcapgroup.com | FLCAJ June 2025 65

HISTORY OF CAROUSEL RESTORATION Carousel has a history dating back four generations in the concrete restoration industry. We are family owned and operated, and we have had our headquarters in Delray Beach since 1979.

Carousel has successfully completed a substantial number of residential and commercial condominiums, government buildings and industrial and institutional restoration projects in Palm Beach, Miami-Dade, and Broward Counties and all throughout South Florida. Through our commitment to our clients, product knowledge, in-house safety division, in-house counselor, and ongoing personnel training, Carousel is dedicated to providing the highest level of quality and personal interconnections to any venture.

Performing ongoing safety meeting, certifications, and licensing for employees.

safety director who is passionate about safety, production, and efficiency on each and every Carousel job site. The safety director is 10-hour, 30-hour and OSHA 510 and 500 certified, just to name a few credentials. On a monthly basis, the safety director conducts thorough on-site safety inspection reports.

These reports consist of photos and written documentation to mitigate any future hazards.

CONCLUSION

High-rise concrete restoration is essential for preserving structural health, safety, and the aesthetic appearance of skyscrapers in cities around the world. As buildings age and environmental conditions become more challenging, the demand for skilled restoration services continues to grow.

Investing in regular assessments and modern repair techniques 66 June 2025 FLCAJ | www.fcapgroup.com

Playa Del Sol, Ft. Lauderdale 2024. Two swing-style scaffolds have been erected so that the concrete restoration contractor can perform needed edge repair to balconies.

ensures these architectural giants stand tall for decades.

If you have any concrete restoration projects that become apparent, Carousel Development & Restoration, Inc., has been a professional, Florida state licensed, bonded and insured, locally owned vendor since 1979. We would love to share our knowledge and years of cultivated experience with you to help navigate your future restoration projects. Carousel is concrete restoration to perfection.

Completed project.

WORDS AND ABBREVIATIONS TO KNOW AIA American Institute of Architects AutoCAD The program used to create drawings of the balcony and show the repaired areas.

Bond A payment and performance bond is acquired by the contractor (at the association’s expense) to insure that the contract is completed and all subcontractors and suppliers are paid.

CF Cubic Foot or Feet CGC Certified General Contractor CO Change Order

Design Mix Special mix of concrete and corrosion inhibitors Engineer/Threshold A structural engineer must also be qualified as a threshold inspector. This Inspector allows them to submit a special inspector's letter with the permit application.

This means that the engineer will act as the inspector and send inspection reports to the building department as the job progresses.

ICRI International Concrete Repair Institute LF Linear Foot or Feet MCI Migrating Corrosion Inhibitor

MH Man Hour Overhead Spall Spall located on the ceiling of a deck, patio, balcony, or catwalk structure PSI Pounds Per Square Inch Rebar Reinforcing steel located in a slab

SF Square Foot or Feet Slab spall Surface spall located on a deck, patio, balcony, or catwalk

Spall Deteriorated concrete Through Spall Spall that goes completely through the deck, patio, balcony, or catwalk n

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Photo by iStockphoto.com/gabort71

Staying Connected When It Matters Most: The Role of Fiber Internet in Hurricane Preparedness

BY RYAN HYPES

A

s hurricane season approaches communities across storm-prone regions turn their focus toward preparation. Ensuring you and your family are safe is always the top priority—but staying connected to loved ones, emergency services, and up-to-date information runs a close second. In the age of smart devices, streaming news, and virtual communication, reliable internet access isn’t just a luxury—it’s a lifeline.

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natural disasters. Unlike traditional cable infrastructure that runs above ground and is highly vulnerable to wind, rain, and debris, fiber is typically buried underground. This makes it remarkably resistant to damage from high winds and flooding, allowing it to deliver uninterrupted connectivity when it’s needed most. Not only does fiber provide faster speeds and greater bandwidth, but its resilient design helps it outperform other networks during extreme weather events. That means your smart home systems, security cameras, and emergency communication tools can continue functioning, even in the middle of a storm.

During a hurricane, the stability of your internet connection can make all the difference. With fiber, you’re more likely to have consistent service to check weather updates, communicate with emergency responders, and remain in contact with family and friends. The ability to keep your household informed and calm in real time is a powerful benefit and one that’s increasingly important as storms become more frequent and intense.

While your internet provider is working hard to keep you connected, your personal preparedness also plays a key role. Investing in surge protectors for your electronics, charging all devices ahead of the storm, and backing up important files on an external drive can provide peace of mind.

Preparation is especially

RYAN HYPES, DIRECTOR OF COMMUNITY DEVELOPMENT, BLUE STREAM FIBER Ryan Hypes is a seasoned telecommunications professional with a proven track record of success across SMB, Enterprise, National, and Channel Sales.

Now as the Director of Community Development at Blue Stream Fiber, Ryan focuses exclusively on working with homeowners’ associations and condominium boards to modernize network infrastructure. His mission is to deliver enterprisegrade fiber-optics directly to the home —providing residents with industry-leading internet and television services they deserve. To learn more about Blue Stream Fiber, our fiber infrastructure, and how we ensure our communities are protected throughout hurricane season, please visit bluestreamfiber.com/bulk.

crucial in areas where weather-related outages are more common.

Leading telecom providers also have robust contingency plans in place to support their communities. At Blue Stream Fiber, for example, we ensure network infrastructure readiness for potential Cat 5 storms, and our contingency plans begin well before the first drop of rain. Our team monitors approaching storms 24/7 and activates a comprehensive response plan that includes storm-role assignments for employees, daily company-wide calls, and communication updates sent directly to customers and community boards keeping them informed every step of the way. Ahead of a storm, customer support appointments are rescheduled or pulled in to ensure anyone needing support is covered prior to the storm approaching. We also ensure any storm special equipment is on hand, staged, and tested.

During the storm the Network Operations Center keeps teams informed with any real-time updates while support crews remain on standby. And once the storm passes, Blue Stream Fiber moves swiftly into damage assessment and restoration. Crews are dispatched as soon as it’s safe, generators are deployed to maintain service, and even WiFi hotspots are set up in communities without power so residents can stay connected.

The effectiveness of these strategies was proven during Hurricanes Ian and Milton, where our network maintained 100 percent uptime and any affected communities were back online within 24 hours. In neighborhoods with longer-term power loss, temporary WiFi access points bridged the gap until full restoration.

In the face of severe weather, preparation—on both the community and individual level—can protect not just property but peace of mind. Choosing a telecom provider with a reliable fiber network and a proven hurricane contingency plan ensures you stay connected to what matters most, no matter what the storm brings. n www.fcapgroup.com | FLCAJ June 2025 69

Photo by iStockphoto.com/felixmizioznikov

Preparedness in Practice

What Hurricanes Taught Us About Emergency Response and Preparedness

BY CHAD TALBERT

T

he 2024 hurricane season delivered more than heavy rain and strong winds—it revealed critical vulnerabilities in how Florida communities prepare for and respond to emergencies. Hurricanes Milton and Helene made landfall within weeks of each other, stretching emergency resources thin and catching many properties off guard.

At our own emergency dispatch center, we handled call after call from properties and condominiums facing elevator entrapments, delayed rescues, and communication breakdowns.

These were not hypothetical situations. These were real calls handled by our dispatchers, involving residents trapped in elevators during outages, property managers urgently seeking support when elevator vendors couldn’t respond, and building staff facing unexpected challenges despite thorough preparation.

For property management teams, building staff, and residents alike, the message was clear: proactive planning can make the difference between calm coordination and chaos. In this article we share key takeaways from those storm-related calls and incidents. Backed by real emergency dispatch scenarios, these are shared here to help Florida properties build smarter, safer emergency strategies for the future.

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THE IMPERATIVE OF RELIABLE COMMUNICATION

When a hurricane is imminent, communication is everything.

During Hurricane Milton, widespread power outages and infrastructure damage rendered many traditional phone lines useless. One call we received from a property in Bradenton, FL, involved a resident trapped in an elevator during a widespread outage.

This case, along with many others documented through emergency call data, underscores the importance of modernizing emergency communication infrastructure. Traditional analog phone lines are being phased out nationwide, leaving many buildings with vulnerable or outdated systems.

Additionally, many people found that they were unable to get service with their personal cellphones. Cellular emergency solutions—particularly those equipped to operate on a priority network— are proving essential. One such network is FirstNet, the nationwide communications platform built for first responders. It offers priority and preemption during periods of network congestion and is designed for resilience in disaster scenarios.

We’ve seen firsthand how this technology plays out in real-world emergencies. Kings III offers the only FirstNet Capable® emergency phone solution on the market today.

During Hurricanes Milton and Helene, properties equipped with cellular systems for their elevator phones, pool phones, and help phones on site were able to maintain communication even when analog lines failed. That connectivity helped ensure residents weren’t left waiting; dispatchers could act quickly and get help where it was needed faster. If you aren’t sure whether your emergency phone

CHAD TALBERT, STRATEGIC DIRECTION, KINGS III EMERGENCY COMMUNICATIONS Chad brings over 20 years of experience to his role.

With a background in management information systems, his roles have been a marriage between technology, operations, and sales. Specifically he has been focused on how systems integrate to improve efficiencies in the areas of paratransit—emergency medical services as well as emergency response. He currently oversees the strategic direction for Kings III’s southern region. For more information, talk to an expert about how we can help further your life safety initiatives at 833-807-2890 or visit gokingsiii.com/ contact/phones-monitoring-request/.

system is equipped to operate on a priority network, ask your provider.

For properties still relying on POTS infrastructure, the message is clear: upgrade now. Modern cellular emergency communication isn’t just about compliance—it’s about readiness when the stakes are highest.

POWER FAILURES ARE INEVITABLE—REDUNDANCY ISN’T OPTIONAL

Several emergency calls received from properties in Miami during Hurricane Helene highlighted widespread power outages impacting elevators and emergency lighting. While these specific calls did not always involve entrapments, they consistently showed the importance of reliable communication and battery-powered backup systems, emphasizing why this is such a crucial component of elevator code compliance. Properties with emergency phone systems equipped with battery backup and cellular monitoring maintained consistent communication with dispatchers, allowing dispatchers to quickly assess the situation and keep building staff informed, which reassured residents even during extended outages.

It’s important to note that this outcome is only possible when redundancies are in place. Battery backup systems for elevator emergency phones and lights should not be optional and are required by code in many cases. Just as crucial are backup communication systems, such as redundant monitoring centers, which can continue to operate even during widespread power outages. These layers of protection help ensure emergency response remains uninterrupted—even when severe weather causes extended service disruptions.

Property managers should also ensure that their emergency communications service providers test backup systems regularly. The middle of a hurricane is not the time to find out your batteries are past expiration.

MANAGE RISK AROUND ELEVATOR USE THROUGH PROACTIVE PLANNING

Despite widespread warnings and posted signs during both storms, emergency call data shows that people continued to use elevators even as conditions worsened. This behavior led to multiple entrapments, including one call from Orlando where a resident became stuck between floors in the early hours of the storm. The elevator was still operational, but storm warnings had already been issued.

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which allowed our dispatcher to stay on the line and provide reassurance while another operator dispatched the local fire department.

It’s a pattern that repeats during every major storm event. People underestimate risk, or they may not be fully informed of the building’s emergency protocols and best safety practices. In some cases residents may also have physical limitations, medical needs, or disabilities—factors that can complicate decision-making in high-stress scenarios like approaching storms.

To reduce this risk, some property managers have implemented emergency plans that involve shutting down elevators before storms reach critical stages. Others have seen success by holding regular emergency preparedness meetings and distributing clear guidelines on elevator use and evacuation procedures.

Communicating elevator safety clearly and in advance must be part of hurricane prep—not something addressed at the last minute.

PREPARE FOR DELAYED FIRST RESPONDER ACCESS

In the hours and even days after a hurricane, first responders are often unable to respond to non-life-threatening situations immediately. One emergency call from a high-rise in Miami Beach during Helene highlighted this point. The resident was trapped, and although the building staff reached out to their elevator vendor, no technician was available due to the storm. Local emergency responders were unable to assist right away due to high demand and limited access during the ongoing weather emergency.

This is why every Florida condominium should have a contingency plan in place. That includes the following: • Maintain a comprehensive and regularly updated list of emergency contacts, including elevator service providers, restoration experts, utility companies, and local emergency management agencies.

• Ensure all emergency communication devices are actively monitored, connecting to trained dispatchers capable of triaging and verifying emergencies, with video support where mandated by code.

• Conduct regular training sessions for building staff, clarifying their roles during emergencies and outlining protocols when external assistance is delayed or unavailable.

• Implement routine testing and maintenance schedules for emergency communication systems to ensure functionality and compliance.

• Develop communication strategies for residents that are clear, accessible, and inclusive, factoring in language barriers and the needs of individuals with disabilities.

The goal is to be as self-sufficient as possible until outside resources become available again.

ENCOURAGE EVACUATION EARLY—AND CLEARLY

While not every storm calls for full-scale evacuation, emergency communication logs showed that many residents weren’t sure whether they should leave or when. Some stayed too long and then faced dangerous conditions trying to evacuate late.

For residential buildings, especially in coastal areas or flood zones, this highlights the need for a clear evacuation policy. This may include the following: • Pre-designated storm categories that trigger recommended or required evacuation • Templates for mass text or phone alerts to residents 72 June 2025 FLCAJ | www.fcapgroup.com

•

Partnerships with transportation services or local agencies for assistance Property managers should also work with their boards to clarify roles: who communicates what, when, and how? In a high-stress situation, clarity saves lives.

POST-STORM RECOVERY: REVIEW, REPORT, IMPROVE

After Milton and Helene passed, many communities shifted quickly into recovery mode.

Community associations should hold debriefing sessions involving property managers, board members, staff, and residents to review their emergency response. These discussions help highlight what worked well, identify areas that need improvement, and ensure all residents receive timely and clear updates.

Detailed documentation is crucial.

Keeping accurate records after storms not only improves preparedness for future events but also helps with insurance claims, regulatory compliance, and vendor accountability.

PREPAREDNESS THAT PAYS OFF

The storms of 2024 brought harsh but invaluable lessons. They reinforced that emergency preparedness is more than a checklist—it’s a mindset.

By investing in resilient communication systems, establishing power redundancies, educating residents, creating clear evacuation policies, and conducting regular post-event reviews, residential communities can better protect their residents, their properties, and their peace of mind.

If you’d like more information on how some communities are integrating cellular emergency phone solutions as part of their broader emergency preparedness efforts, read more at gokingsiii.com. n

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Photo courtesy of Hinterland Group

Proactive Stormwater Management: Protecting Your Community from Costly Flooding Damage

BY JACOB CROWE

A

s Florida’s rainy season and hurricane season approach, community associations face a critical challenge: ensuring their stormwater management systems function efficiently to prevent devastating flooding. Many South Florida communities, particularly those with integrated leadership like HOAs, POAs, and golf courses, struggle with aging infrastructure that has suffered from years of unintentional neglect.

The problem extends throughout coastal and inland Florida communities, particularly affecting those built 20-plus years ago with original stormwater infrastructure still in place. According to industry estimates,

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approximately 60 percent of Florida’s community associations will face significant stormwater management issues within the next decade if preventive measures aren’t taken.

JACOB CROWE, VICE PRESIDENT OF TRENCHLESS TECHNOLOGIES AND BUSINESS DEVELOPMENT, HINTERLAND GROUP Hinterland Group, based in Riviera Beach, provides comprehensive wet infrastructure and stormwater management services to community associations throughout Florida. For more information, call 561-6403503, email jcrowe@hinterlandgroup.com, or visit www.hinterlandgroup.com.

PRIMARY CAUSES

The following are the primary causes of stormwater system deterioration: • Sediment buildup and debris accumulation in pipes and drainage structures • Root intrusion from mature landscaping • Joint failures in aging concrete and metal pipes • Subsurface erosion from water infiltration • Lack of comprehensive inspection and maintenance programs.

When stormwater infrastructure fails, communities face slowed drainage, localized flooding, and potential formation of voids beneath paved surfaces. These voids can develop into sinkholes, threatening roads, driveways, and even buildings. What begins as a maintenance issue can quickly evolve into a major structural and safety hazard.

CONSEQUENCES IF LEFT UNRESOLVED

Communities that neglect stormwater maintenance risk the following: • Extensive property damage to homes, clubhouses, and amenities • Complete destruction of golf course turf and landscapes • Formation of sinkholes that can swallow vehicles or damage buildings

• • • •

Reduced property values from recurring flooding issues Higher insurance premiums or difficulty obtaining coverage Costly emergency repairs that far exceed preventive maintenance expenses Potential liability issues if flooding damages neighboring properties

PROPOSED SOLUTIONS—HISTORICAL APPROACHES

Traditionally, communities have relied on reactive approaches, addressing problems only after flooding occurs. This typically involves emergency pumping followed by conventional dig-and-replace methods for damaged pipes. These approaches are disruptive, requiring extensive excavation, landscape destruction, and lengthy community disruptions.

MODERN EFFECTIVE SOLUTIONS

Today’s most effective stormwater management approach combines multiple strategies.

Proactive Inspection Programs—Regular CCTV inspections of underground infrastructure identify problems before they cause failures.

Comprehensive Assessment—Expert evaluation of inspection data helps communities prioritize repairs based on risk levels and budget constraints.

Trenchless Technologies—Modern rehabilitation methods like cured-in-place pipe (CIPP), pipe bursting, and spray-applied geopolymer lining systems can restore functionality without extensive excavation.

Coordinated Management—Working with contractors who can handle all aspects of stormwater management—from inspection to repair to emergency response—streamlines the process and reduces costs.

These approaches are superior because they provide the following benefits: • Minimize community disruption • Reduce repair costs by addressing issues before catastrophic failure • Eliminate weak points like pipe joints that are vulnerable to root intrusion • Extend infrastructure lifespan beyond 75 years • Allow for more efficient budget planning

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CASE STUDY: INTEGRATED STORMWATER MANAGEMENT IN A SOUTH FLORIDA COMMUNITY

Background A South Florida gated community with over 1,200 homes faced a complex challenge when their golf course renovation project coincided with increasing incidents of localized flooding. The community’s stormwater system had to coordinate drainage across POA common areas, individual HOA properties, and the golf course— all while major construction was ongoing.

Initial Conditions When initially contacted, the community was experiencing the following: • Standing water in several

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• • •

residential areas after moderate rainfall Golf course bunkers and fairways becoming waterlogged Sinkholes forming along cart paths and community roads Conflicts between the renovation contractor and community over drainage responsibilities

COMPREHENSIVE SOLUTION IMPLEMENTATION

The first step involved a complete CCTV inspection of over 5,000 linear feet of stormwater piping throughout the community. This inspection revealed multiple issues.

75 percent of the pipes showed significant sediment accumulation 35 percent had moderate to severe root intrusion 25 percent showed evidence of joint separation or pipe cracking Several key outfall structures were partially blocked.

Rather than immediately proceeding with disruptive excavation, a prioritized approach was implemented.

1. Critical areas with immediate flooding risk received temporary bypass pumping to protect properties during repair work.

2. Hydro-jetting cleared sediment and debris from partially blocked pipes.

3. Root cutting and removal addressed vegetation intrusion.

4. Structural repairs utilized trenchless CIPP lining in 65 percent of damaged pipes, eliminating the need for extensive excavation.

5. Only the most severely damaged sections required traditional excavation and replacement.

The project required careful coordination between the POA, individual HOAs, golf course management, and the golf course renovation contractor. By establishing clear communication protocols and joint planning sessions, all parties worked from a unified stormwater management plan that met everyone’s needs.

RESULTS • • • • •

The coordinated approach yielded the following impressive results: Reduced flooding incidents by 95 percent during the following rainy season Eliminated emergency repair calls that had previously cost the community significant amounts annually Reduced water damage claims to residential properties Allowed the golf course renovation to proceed without drainagerelated delays Created a comprehensive maintenance plan that all community entities now follow.

COMMUNITY FEEDBACK

“What impressed us most was how smoothly the entire project was coordinated,” says the POA operations manager. “Previously we had different contractors pointing fingers at each other when problems arose. Having one company handle everything from inspection to repairs to coordinating with our golf course contractor eliminated the confusion and finger pointing.”

The community member adds, “The lack of disruption to our residents was a huge plus—many weren’t even aware work was happening until they

noticed the flooding problems had disappeared.”

SUMMATION

As Florida communities face increasingly severe weather patterns, proactive stormwater management is no longer optional—it’s essential. The most successful approach combines thorough inspection, professional assessment, strategic implementation of trenchless technologies, and coordination between all community stakeholders.

By addressing infrastructure issues before catastrophic failures occur, communities can save money, minimize disruption, and protect property values. Most importantly, they can ensure residents remain safe and dry, even during Florida’s most challenging weather events. n

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Photo by iStockphoto.com/Bilanol

Key Observations from 2024 Hurricane Season—Helping Us Prepare This Year

BY BRIE SHOUPPE

I

n 2024 Florida experienced three hurricane landfalls— Debby, Helene, and Milton. This tied the record in the state for most landfalls in a single season. Now another storm season is upon us, with many communities still recovering from last year. Although each June through November brings uncertainty, and we all know how unpredictable severe weather is, there’s also a great deal we learn each season to help us better prepare for the next. Here are some of the key observations we have made in the community security and access management field, and we encourage property managers, board members, and community staff (especially anyone new) to incorporate these observations as well.

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BEFORE A STORM

First things first: each community should have its own hurricane preparedness plan to outline each location that will need to be attended to, with assigned responsibilities and communication protocols divided up among staff and residents. For associations with a security or access control provider, check with them about their own storm procedures so their information and any additional steps can be included in the plan.

When it comes to your amenities, know ahead of time who has the physical key(s) to lock down doors and identify who will be responsible for holding the key(s) throughout.

Keep in mind that if the person in charge of the amenity lives offsite, it may take a significant amount of

BRIE SHOUPPE, VICE PRESIDENT OF MARKETING, ENVERA Brie Shouppe is the vice president of marketing at Envera, leading the marketing, business development, and sales support teams. Envera is a leading provider of cutting-edge security software and technology for community associations. Contact Envera at 855-380-1274 or www.EnveraSystems.com.

time for this individual to return after a storm has passed, depending on the extent of the local damage.

For gated communities it is strongly recommended that gates (including barrier gates) be locked open in advance. The safety of residents and ensuring emergency vehicles can easily enter and exit the neighborhood should be the number one priority, and that shouldn’t be put at risk with inclement weather on the radar. Furthermore, locking gates open and turning off the power supply to this equipment and other systems helps protect the components from damage. With the likelihood of power outages also comes an increase in power surges once electricity is restored, and having the circuit breakers turned off during this time helps preserve the equipment and prevent damage or degradation.

THE RECOVERY

After a storm has passed, the most important aspect of any recovery is first the safety and well-being of community members. From there

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Photo courtesy of Envera Systems.

we’ve all seen or experienced our communities coming together to support one another. As things start to return to normal—sometimes quite slowly—there are several items to consider or remember that we were reminded of last year.

Power outages are extremely common during tropical storms and hurricanes, but even if you don’t directly experience a loss of power, many others will, including businesses and your community service providers. With widespread power outages, energy companies will typically focus their restoration efforts first on areas with health and safety facilities. As the crews make it to each area, you may also notice that a neighboring community has power while you do not. This can be for a number of reasons—one of which is the other association is on a different circuit, and even a single neighborhood can be served by different circuits. Patience is key as we all know that electrical crews work diligently to help everyone as quickly as possible.

Once the power is back on, don’t forget to turn the breakers back on if they were shut off. Of course, this should only be done if there are not any signs of damage and there isn’t any standing water. Provided your community experiences minimal damage, the earlier steps taken to prepare the community and secure your equipment should assist in a faster return to normalcy.

What about when a gate, access control system, or other security equipment needs service by my provider? That’s entirely possible!

However, the speed at which a community can be serviced in these instances is largely determined by other factors. Just like property managers may have initial trouble reaching one of their associations, your security service providers can as well. These businesses must follow county and fire marshal guidelines and ensure the safety of their technicians, and we’ll always encourage you to do the same.

This means avoiding any downed power lines, standing water, and blocked roads. Fuel may also contribute to the timing of service calls.

Although most providers will have plans in place to prepare for this ahead of time, it’s still possible that fuel shortages will impact the 80 June 2025 FLCAJ | www.fcapgroup.com

ability of service providers.

The emphasis on preparation by state and county officials, CAMs, and your service providers can’t be overstated.

Often it is the proper preparation that can result in a quicker recovery. However, the sad reality is that even prepared associations can be devastated by a storm. If this happens, we know there are many items that need to be tended to, and you should be able to count on your security service provider for support.

Looking back on the 2024 season, we continue to reflect on the communities still recovering.

We are also using these key observations or reminders to have our own teams ready for the coming months. Have you done the same? No matter the system set up or security methods in place in your neighborhood, we encourage you, your board, and your property manager to make certain preparations now. Whatever comes this way, we’ll all be in it together with the same goals in mind—supporting each other and safe communities. n

Photo by iStockphoto.com/gsagi

How HOAs Can Communicate Effectively During a Hurricane Emergency

BY CAMILLE MOORE

W

hen a hurricane is on the horizon, communication becomes one of the most powerful tools an HOA has. Clear, consistent, and timely communication can save lives, reduce damage, and help restore a sense of calm in the chaos. But too often, communication plans are either nonexistent or outdated when disaster strikes. That’s a risk no community can afford.

Here’s how to ensure your board is ready to keep residents informed, safe, and confident when a hurricane hits.

START BEFORE THE STORM

The most effective communication begins before the emergency. Waiting until a hurricane is days—or even hours—away can leave residents scrambling and confused.

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HOAs should establish a communication protocol well in advance. That includes designating a communications lead (or team), defining the chain of command, and ensuring everyone knows their role. Have your message templates and contact lists ready to go. Better yet, run a hurricane communication drill annually. Test your systems.

See what works. See what doesn’t. Proactive planning helps avoid reactive scrambling.

USE MULTIPLE CHANNELS

In an emergency, relying on one communication method is a recipe for failure. Power outages, internet loss, or even something as simple as a spam filter can cut residents off from critical updates.

A layered communication

Broward Office

1200 Park Central Blvd. South Pompano Beach, FL 33064

REALMANAGE If you’re looking for professional guidance, RealManage offers a suite of services tailored to help HOA boards like yours operate smoothly and ethically. From governance best practices to financial management, we’ve got you covered. For more tips, insights, and resources, check out the RealManage blog at www.realmanage.com/blog. It’s packed with educational content designed to empower board members and promote stronger communities. Let RealManage be your partner in building a better community. Contact us to learn more at www.realmanage.com/lp/ proposal-request

approach is essential. Here are some of the best tools HOAs should use: Email—Great for detailed updates and official notices Text Messages—Perfect for quick alerts and reaching people on the go Social Media—Ideal for rapid-fire updates and community engagement HOA Software—Centralized hubs for updates, emergency contact info, and resources Phone Trees—Old school, but highly effective for reaching less techsavvy residents Community Boards and Signage—Still useful, especially if digital systems go down.

Don’t just have these tools—Make sure residents know how to access them. Include a communications guide in your annual packet and email reminders during hurricane season.

Palm Beach Office

9121 North Military Trail, Ste. 200 Palm Beach Gardens, FL 33410

Hillsborough Office

1211 N. Westshore Blvd., Ste. 409 Tampa, FL 33607

Seminole Office

855 E. SR 434, Ste. 2209 Winter Springs, FL 32708

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KEEP MESSAGING CLEAR AND ACTIONABLE

During a hurricane, residents aren’t looking for fluff—they want facts fast. Keep your messages short, specific, and easy to act on.

Let’s compare the following responses: • Too vague—“Please prepare for the storm and stay safe.”

• Better—“The hurricane is expected to make landfall within 36 hours.

Remove patio furniture by 8 p.m. tonight. Secure windows. The clubhouse will close at 5 p.m.”

Every message should answer three questions: 1. What’s happening?

2. What do residents need to do?

3. When do they need to do it?

And always include a way to get more information or help.

PRIORITIZE ACCESSIBILITY

Emergencies don’t wait for ideal conditions. Make sure your communication is accessible to all residents—including those who may have limited English proficiency, visual impairments, or mobility issues.

Offer translations when possible. Use large fonts and high-contrast visuals in printed materials. If your community includes elderly residents or those with disabilities, ensure you have a plan for one-on-one communication and wellness checks.

UPDATE FREQUENTLY—EVEN IF THERE’S NOTHING NEW

One of the biggest mistakes boards make is going silent. If residents haven’t heard anything for hours, they may assume something is wrong—or that they’ve been left out of the loop.

During a hurricane, it’s crucial to send regular updates, even if it’s just to say, “No new updates at this time—we’re continuing to monitor the situation.”

This builds trust and reassures residents that leadership is actively engaged.

COMMUNICATE RECOVERY PLANS QUICKLY

Once the worst has passed, communication is just as important.

Residents will be anxious to know when power will return, what areas are safe, and what to expect next.

Be transparent. If roads are blocked or amenities are damaged, say so. If repairs will take days, be honest about the timeline. Residents are much more patient when they feel they’re being kept in the loop.

It’s also a good time to provide resources—FEMA contact info, local assistance programs, insurance tips, and community cleanup schedules.

TRUST THE EXPERTS TO HELP YOU LEAD

Managing a community during a hurricane isn’t easy. Residents look to the HOA for leadership, clarity, and direction. That’s a heavy responsibility—especially when the situation is evolving by the hour.

You don’t have to do it alone.

RealManage partners with HOA boards to build strong, reliable emergency communication plans. We provide the tools, technology, and expertise you need to keep residents informed, reduce confusion, and respond with confidence when the unexpected happens.

Ready to strengthen your HOA’s communication plan? Contact RealManage today and take the first step toward safer, smarter community leadership. n 84 June 2025 FLCAJ | www.fcapgroup.com

OFFER TRANSLATIONS WHEN POSSIBLE. USE LARGE FONTS AND HIGH-CONTRAST VISUALS IN PRINTED MATERIALS. IF YOUR COMMUNITY INCLUDES ELDERLY RESIDENTS OR THOSE WITH DISABILITIES, ENSURE YOU HAVE A PLAN FOR ONE-ON-ONE COMMUNICATION AND WELLNESS CHECKS.

CAM MATTERS

Photo by iStockphoto.com/tadamichi

ANTs—They Spread!

BY BETSY BARBIEUX, CAM, CFCAM, CMCA

A

NTs—Most people are infested by them right now, day after day. And the bad thing about ANTs is they spread. You could be an innocent bystander, but you’ll get them if you don’t protect yourself. You have to intentionally stop them.

You can’t just hope they’ll go away. Procrastination will only make them worse. Procrastinating is the same as saying, “Yes, come on in. You’re welcome here. Make yourself at home. Bring your relatives. Mi casa es su casa.”

And they do. Eventually you are overrun. You try to exterminate them, and you fail. You try to get your friends to help, and they can’t.

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spend more. They won’t go away.

You could have a big problem with ANTs right now.

These ANTs are of a particular species. Though the species is as old as man, it is a fairly new discovery. Modern specialists have been testing treatments for only the last 100 years though you find some remedies contained in ancient literature.

Some people are better than others at killing them; but if you’re not successful at killing them, the problem is you’re not using the right pesticide. You’re trying to get rid of them the cheap and easy way. Ironically, though, the solution to the pest problem is not “out there.” The answer lies within.

So, what is this species of ANTs? Dr. Daniel Amen, author of Change Your Brain, Change Your Life, labels these “ANTS”

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/cammat ters. For more information, contact Betsy@FloridaCAMSchools.com, call 352-326-8365, or visit www.FloridaCAMSchools.com.

for Automatic Negative Thoughts. No human being is without them. It’s something we all have, every day, practically every hour—day and night.

You’re probably having some right now, right in the middle of hurricane season and right before your winter residents return!

You could be having ANTs about your incomplete hurricane repairs from last year’s storms or the fact that the seawalls aren’t capped yet. Your contractor was forced to stop construction because turtle season was more important than tourist season or property values. You still haven’t received all your insurance proceeds. It seems there is a huge gap between what you thought flood insurance covered and what your insurance company says it covers. Too late you learn the difference between flood waters and

Spray Foam Roofing since 2007 Commercial and Condominiums Wind Resistant- Energy Efficient- Adds Structural Strength With over 70 years of experience, All Florida Urethane has the expertise to save thousands on an energy efficient and wind resistant roofing installation with minimal disruption to residents.

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wind-driven rain. And those signs that you thought were covered under your policy? Now you find out they weren’t. Guests keep passing you by because there is no sign. Now you learn that sidewalks and walkways are not covered. You’ve dipped and dipped into your reserves. You’ve assessed. You’ve secured loans guaranteed by future special assessments.

What happens now if you have another hurricane season like the last one? Worry, worry, worry. If only … What if…? The worry becomes circular and goes around and around, especially at night. This is crazy; it isn’t even your property! You’re just the manager, yet you take responsibility for it and worry about it as if it were your own.

But before we get ahead of the situation and make a mountain out of an ant hill, maybe there are a few lessons we can learn from real ants.

You know, the little insects that leave that telltale trail across your kitchen floor.

First, offensive action is the best defense. Ants were created to build cities, protect the queen, collect food, and nurture the larvae. Ants were created to act. Can you imagine what a dump truck full of sand must look like to an ant? It must look to the ant like what our hurricane repairs look like to us. That load of sand could be the insurmountable projects we have as managers, our personal financial disasters, or the relationship that is surely going to kill us.

Have you ever watched ants build a city in an ant farm? Give them a week and you’ll see amazing feats of construction. They act one grain of sand at a time. But moving only one grain of sand at a time your ANTS will say is impossible; the task is too large, the risk too great, or the expense too high. However, to the worker ant it’s the only thing to do.

Keep moving forward one step at a time. Somehow the ants know there is eventually a payoff. For them a city. For the manager who takes action—the completed seawall, the loan approval, a fair settlement on your insurance claim. For you personally—that debt paid off or a relationship mended.

Second, ants are persistent. They keep doing what they know to do whether it looks like they are getting anywhere or not. You should do the same. Set your face toward your goal. Don’t be distracted or veer off to

the left or the right. Do what you are good at doing. Delegate what you are not good at doing.

Often it is cheaper to hire someone than to learn it yourself. Don’t let good get in the way of the best. Do something, anything consistently that moves you toward your goal no matter how impossible it seems.

Third, ants are objective.

They maintain that objectivity by working together in groups.

Make yourself be around other people who can give you a reality check. Don’t take yourself so seriously. Let others help you brainstorm solutions to your personal and professional dilemmas. There is strength in numbers. Two or three brains are better than one. You can’t brainstorm by yourself. Once you’ve brainstormed some ideas, write them down and leap into action. Then you are back at step one. Action—Persistence— Objectivity. Keep repeating these three steps and your ANTs won’t control you. You’ll control them.

Worry looks around, sorrow looks back, faith looks up. n

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

ACCOUNTING/AUDITING

E R RO

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

Com p re h e n si ve M o nt hly Acco un ti n g S e r v i ces F i n a n ci a l Co n sul ting For HOA , Condo, & Com merci al Associ at io n s

w w w. t h e e r r o g r o u p.c o m

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

info@theerrogroup.com (786) 767 2111

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HOA

LENDER

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

allianceassociationbank.com (888) 734-4567 A division of Western Alliance Bank.

Member FDIC.

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Popular Association Banking 7920 Miami Lakes Drive W. Miami Lakes, Florida 33016 800233-7164 www.popularassociation banking.com Serving the community association industry exclusively.

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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

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

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INSURANCE

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

Get The Settlement You Deserve

800-321-4488

Sundeep Jay, RS, PRA 561.488.3012

800.298.0683 • jrfrazerent@aol.com

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RESERVE ANALYSIS

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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.

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Rick Carroll Insurance 2160 NE Dixie Highway Jensen Beach, Florida 34958 800-290-3181 or 772-334-3181 www.rickcarroll.com

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

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INSURANCE VALUATIONS

Expert Reserve Services Inc. 433 Silver Beach Ave., Suite 104 Daytona Beach, FL 32118 866-480-8236 www.expertreserveservices.com Covering Florida's Insurance Valuation Needs

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PUBLIC INSURANCE ADJUSTERS

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

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J.R. Frazer, Inc.

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LEGAL SERVICES Siegfried Rivera

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

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Experience Personalized Professionalism.

Tripp Scott Law Firm

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

has served our community.

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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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America's Community Management 4733 W. Atlantic Ave., Suite C-22 Delray Beach, FL 33445 833-628-8288 info@americascommunitymgmt. com americascommunitymgmt.com

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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.

ZONE 2

844-815-5321 www.castlegroup.com

Jilsa Management 2005 Vista Parkway, Suite 211 West Palm Beach, FL 33411 561-544-1122 www.jilsamanagement.com

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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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Qualified Property Management 5901 US Highway 19, Suite 7 New Port Richey, Florida 34652 877-869-9700 www.QualifiedProperty.com Proudly Serving HOA, COA, Co-ops, Master Planned Comm.

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

Smart Entry Systems: 626-213-7557; www.SmartEntrySystems.com; sales@SmartEntrySystems.com AIR DUCT CLEANING

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

ALUMINUM RAILING

ASPHALT REPAIR/ REJUVENATION

ENGINEERS

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

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

BALCONY INSPECTIONS

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

COMMUNITY SECURITY

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

ELEVATOR SERVICE/REPAIRS

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

Mullets Aluminum: 941-371-3502; nate@mulletsaluminum.com; www.mulletsaluminum.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.

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

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EDUCATION

CONCRETE RESTORATION

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ELECTRIC

Hypower Electrical & Utility Contractor 888-978-9300; www.hypowerinc.com

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ADVERTISING Opportunities For advertising opportunities please call 800.425.1314

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NV5: 954-495-2112; nv5.com

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

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

GENERAL CONTRACTORS

Hartman & Sons Construction, Inc.: 407-699-4549; fax: 407-6990919; Serving Central FL INTERNET/TELEVISION/ VOICE SERVICES

LAKE AND WETLAND MANGEMENT

PAINTING AND WATERPROOFING

SOLitude Lake Managment: 888-480-LAKE (5253); info@sol itudelake.com; solitudelake management.com; Restoring Balance. Enhancing Beauty.

LAUNDRY EQUIPMENT AND SUPPLIES

Blue Stream Fiber

888-960-2855 www.bluestreamfiber.com

Commercial Laundries: 786982-7729; kendal@ciifl.com; www.commerciallaundries.com PAINTING WE SERVICE THE ENTIRE STATE OF FLORIDA

Restore. Repaint. Renew.

FENCING AND GATES

Specialists in Condo and HOA Repainting, Repairs, & Restoration

Fibernow: 800-921-7701; sales@ fibernow.com; fibernow.com

Call 877-442-5062 for a FREE quote! www.MunyanPaintingcom www.MunyanRestoration.com

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FIRE ALARM SYSTEMS

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

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

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JANITORIAL SUPPLIES

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ADVERTISING Opportunities For advertising opportunities please call 800.425.1314

Your Concrete & Structural Experts for High-Rise Condominiums Since 1978

• Professional Engineering & Special Inspections • Threshold & Milestone Inspections & Recertification Reports • Construction Administration & Restoration Inspections Serving Associations in the Treasure Coast & Southeast Florida

Call (561) 392-2326 or visit www.HowardJMiller.net Schedule a Consultation Today 94 June 2025 FLCAJ | www.fcapgroup.com

PEST/ANIMAL CONTROL

ROOF CONSULTING

TRENCHLESS TECHNOLOGIES

Alliance Consulting & Testing: 888-777-7001; billharris@roofexpert.com; roofexpert.com

Mike Douglass Trenchless Technologies: 877-426-8660; mikedouglassplumbing.com

WATER, SEWER AND DRAINAGE—INSPECTION AND REPAIRS

ROOF MANAGEMENT & CONSULTING

SEALANT

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

ROOF COATINGS

SECURITY

Hinterland Group: 561-6403503; hinterlandgroup.com

ROOFING

WATERPROOFING

info@AllFloridaUrethane.com

321-684-8139

www.allfloridaurethane.com

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

PCI Security: 877-25-SAFETY; www.pcisecurity.us

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Dan Tennis Roofing: 954-4857778; info@dantennisroofing.com; www.dantennisroofing.com

Ramco Protective: 888-3989700; www.ramcoprotective.com.

SWIMMING POOLS

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TRASH CHUTE CLEANING AND REPAIR

US ChuteLining: 800-504-5108; www.uschutelining.com

ADVERTISING

Opportunities For advertising opportunities please call 800.425.1314

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DISPLAY ADVERTISERS INDEX ADT Security Services . . . . . . . . . . . . . . . . 25 All Florida Urethane, Inc. . . . . . . . . . . . . . . 86 Alliance Association Bank . . . . . . . . . . . . . 40 Alliance Consulting & Testing, Inc . . . . . . 30 Alliant Property Management, LLC . . . . . . 14 Allied Property Group . . . . . . . . . . . . . . . . 45 America's Community Management . . . . . 43 Ansbacher Law . . . . . . . . . . . . . . . . . . . . . . 7 Asphalt Restoration Technology Systems, Inc. 77 Association Reserves . . . . . . . . . . . . . . . . 64 Bass United Fire & Security Systems . . . . 18 Becker . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Best Roofing . . . . . . . . . . . . . . . . . . . . . . . 64 Blue Stream Fiber . . . . . . . . . . . . . . . . . . . 11 Campbell Property Management . . . . . . . 37 Cardillo Law Firm . . . . . . . . . . . . . . . . . . . 76 Carousel Development & Restoration, Inc. 61 Castle Group . . . . . . . . . . . . . . . . . . . . . . . 47 Centennial Bank . . . . . . . . . . . . . . . . . . . . 51 Cogent Bank . . . . . . . . . . . . . . . . . . . . . . . 38 Commercial Energy Specialists . . . . . . . . 24 Commercial Laundries . . . . . . . . . . . . . . . 63 Dan Tennis Roofing . . . . . . . . . . . . . . . . . . 41 Dania S. Fernandez and Associates, P.A. 13 Daniello Companies . . . . . . . . . . . . . . . . . 22 Envera Systems . . . . . . . . . . . . . . . . . . . . . . 5

Expert Reserve Services . . . . . . . . . . . . . IBC Fibernow by OpticalTel . . . . . . . . . . . . . . . 37 Florida CAM Schools . . . . . . . . . . . . . . . . 29 Haber Law . . . . . . . . . . . . . . . . . . . . . . . . . 14 Hinterland Group, Inc. . . . . . . . . . . . . . . . . 81 Hotwire Communications . . . . . . . . . . . . . IFC Hunter Claims . . . . . . . . . . . . . . . . . . . . . . 14 Hypower . . . . . . . . . . . . . . . . . . . . . . . . . . 62 J R Frazer, Inc. . . . . . . . . . . . . . . . . . . . . . 22 Kaye Bender Rembaum . . . . . . . . . . . . . . 83 KW PROPERTY MANAGEMENT & CONSULTING . . . . . . . . . . . . . . . . . . . . . . 17 KW PROPERTY MANAGEMENT & CONSULTING . . . . . . . . . . . . . . . . . . . . . . 36 Lang Management Company . . . . . . . . . . 65 Leland Management . . . . . . . . . . . . . . . . . 38 Leland Management . . . . . . . . . . . . . . 48—49 Mike Douglass Trenchless Technologies . 36 Mullet's Aluminum Products, Inc. . . . . . . . 27 Munyan Painting . . . . . . . . . . . . . . . . . . . . . 4 NV5 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 PCI Security . . . . . . . . . . . . . . . . . . . . . . . 73 Pecora Corporation . . . . . . . . . . . . . . . . . . 43 Poliakoff Backer . . . . . . . . . . . . . . . . . . . . 62 Polo International, Inc. . . . . . . . . . . . . . . . 19 Popular Association Banking . . . . . . . . . . 47

Promar Building Services . . . . . . . . . . . . . 53 Quality Chemical Company . . . . . . . . . . . BC Ramco Protective . . . . . . . . . . . . . . . . . . . 20 RealManage . . . . . . . . . . . . . . . . . . . . . . . 62 Reserve Advisors . . . . . . . . . . . . . . . . . . . 45 Rick Carroll Insurance . . . . . . . . . . . . . . . . 26 Robotics Security . . . . . . . . . . . . . . . . . . . 15 Sedgwick | Valuation Services Division . . 21 Sentry Management . . . . . . . . . . . . . . . . . 40 Siegfried Rivera . . . . . . . . . . . . . . . . . . . . . 65 Smart Entry Systems . . . . . . . . . . . . . . . . 46 SOCOTEC . . . . . . . . . . . . . . . . . . . . . . . . . 35 SOLitude Lake Management . . . . . . . . . . . 9 Southern Chute . . . . . . . . . . . . . . . . . . . . . 38 Swaysland Professional Engineering Consultants . . . . . . . . . . . . . . . . . . . . . . . . 22 Tap2Open . . . . . . . . . . . . . . . . . . . . . . . . . 39 The ERRO Group . . . . . . . . . . . . . . . . . . . 24 Tripp Scott Law Firm . . . . . . . . . . . . . . . . . 18 Tutwiler & Associates Public Adjuster, Inc. 23 Unicoat Industrial Roofing Corporation . . 31 U.S. Century Bank . . . . . . . . . . . . . . . . . . 44 US Chute Lining . . . . . . . . . . . . . . . . . . . . 45 Vesta Property Services . . . . . . . . . . . 32—33 Vesta Property Services . . . . . . . . . . . . . . 79 WeatherTight Systems . . . . . . . . . . . . . . . . 1

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