FLCAJ — March 2025

at your service

At Becker, your success is our number one priority. Our Community Association Practice offers a variety of benefits to help your community thrive. From educational classes, to video series, podcasts, and more, we’re here to help make your job as a board member or community manager as easy as possible. Make sure to take advantage of these resources and please reach out should you have any questions.

BECKER’S COMMUNITY

classroom

VIDEO SERIES

Becker’s video series, tackles some of the unique problems that homeowners and renters face today. We answer questions, no matter how far-fetched they may seem. From service animals to nudists in your community, we get to the bottom of it and let you know – “Can They Do That?”

BECKERLAWYERS.COM/CTDT

LEGAL INSIGHTS

The Florida Condo & HOA Law Blog provides readers with up-todate analysis of issues affecting associations in Florida. With many years of cumulative experience, our blog authors are community association attorneys who help to keep you apprised of important issues affecting your community.

FLORIDACONDOHOALAWBLOG.COM

ONLINE CLASSES

Did you know Becker provides over 200 educational classes per year throughout Florida on a variety of topics ranging from board member certification to compliance, and everything in between? Our most popular classes are available online!

BECKERLAWYERS.COM/CLASSES

PODCAST

Leading community association attorney Donna DiMaggio Berger acknowledges the balancing act without losing her sense of humor as she talks with a variety of association leaders, experts, and vendors about the challenges and benefits of the community association lifestyle.

TAKEITTOTHEBOARD.COM

LEGISLATIVE UPDATES

The Community Association Leadership Lobby (“CALL”) provides an avenue for community leaders to become engaged in the legislative process. Stay informed on key issues and help influence new legislation in Florida’s Capitol.

CALlBP.COM

The Value of Timelines in Bulk Fiber Selection: Why Planning Early Is Key for Community Success

The Responsibility of Life Safety

Improving HOA Meeting Efficiency

The Value of In-Person Education

Significant Fraud Losses? Protect Your Management Company and Associations

Insurance Essentials for Community Associations: Protecting Your Community with Confidence

The Impact of Technology on Community Associations

Publisher's Notes

FCAP Community

CAM Matters—Betsy Barbieux

Financial Services, Legal Services, and Management Companies Directories

Products and Services Directory

Display Advertisers’ Index

Rembaum’s Association Roundup: Are Changes to Landscaping a Material Alteration That Requires a Vote of the Owners?

Hoarding in Community Associations

Noise and Self-Help

Recommendations for Associations Seeking Financing for Major Projects

• HOMEOWNERS

• CONDO ASSOCIATIONS

• HOA ASSOCIATIONS

• TOWNHOMES

• SHOPPING CENTERS

• COMMERCIAL PROPERTY OWNERS

• PROPERTY MANAGERS

Publisher's Notes

Florida is an amazing and unique state. Because of its beauty and boundless opportunities for a better quality of life, Florida has been a magnet for people both nationally and internationally.

Exploding at the seams in population, the state as well as community associations have grown significantly in recent years. Service providers, who serve community associations from all over the nation, have noticed and are moving in at the same time, looking for their opportunity to capitalize on getting a piece of the pie.

How does that affect you? How do you screen out the unreliable kind of businesses? By referrals, by experience, and by seeing who else thinks they are amazing! That is the purpose of this issue. The service providers represented in this issue are the tried and true. They are the ones who have served Florida community associations for a while or have simply listened to those communities, identified their needs, and were able to satisfy those needs with an excellent product or service.

The winners of this year’s Readers’ Choice Awards are not just a one-and-done kind of company; they are the tried and true! They are proven companies who are voted on by thousands of managers and board members across the state. They are well thought of and respected.

So, as you look at this issue, keep that in mind. This issue highlights the best of the best, and if you are looking for a good, solid company, the ones who won at one of the three levels in our Readers’ Choice Awards are worth consideration.

Everyone who has read our Florida Community Association Journal knows that we are always striving to provide you with pertinent educational information on important industry topics for managers and board members. However, we would be remiss if we did not highlight those who perform such work. Of course, doing your due diligence as a community association leader is of the utmost importance, but just knowing WHO the stars are in the industry is a great place to start.

To the service providers who earned Readers’ Choice Awards in 2025, congratulations! You earned it because of your commitment to excellence, and it has paid off!

Dana Johns Publisher

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

FCAP Coordinator Dana Johns Phone: (800) 443-3433

Email: djohns@fcapgroup.com

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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Welcome to the 12-year anniversary of the Readers’ Choice Awards (RCA)! It has been amazing to see the RCA’s growing momentum over the last decade. When the first RCA took place in March 2014, 3,800 votes were cast, 155 service providers were nominated, and 37 companies rose to the top to receive awards. Fast forward to March 2025, and we counted more than 12,000 ballots cast with 383 service providers nominated, and 281 companies have been recognized as award winners.

Absolute Patio Furniture

Diamond Level Winner—Lakes, Pools, and Outdoor (Winner 2025 and ten previous RCA wins)

Absolute Patio Furniture has been in the business of manufacturing commercial and residential outdoor furniture since 1984. Our collection of new furniture includes sling furniture, strap furniture, beach beds, umbrellas, tables, hand sanitizer stands, accessories, and more. We offer a wide variety of frame and fabric options, so browse our selection and customize a perfect new addition for your property.

Absolute Patio Furniture has proudly served South Florida and the Caribbean for 35-plus years. Our customer base includes commercial and residential properties (homes, apartment complexes, condominium communi-

There are three levels of recognition: Diamond (top), Platinum, and Gold. Winning service providers were classified in one of the levels according to the number of votes they received. There is no category winner, so multiple service providers in the same industry can attain the same level if they receive similar vote totals.

Florida Community Association Journal is excited to present these winning service providers, who were selected by you, as those companies that work primarily with community associations and do it well!

ties, homeowner associations, hotels, theme parks, water theme parks, and resorts).

In addition to manufacturing our own furniture, Absolute Patio Furniture also offers patio furniture restoration services, which includes powder coating frames and installing slings, vinyl straps, and cushions. Our dedicated patio furniture restoration division serves hotels, country clubs, HOAs, and private homeowners. Our restoration process takes place in our 30,000 square foot facility in Pompano Beach, FL, and involves sandblasting, chemical pretreatment, and two-stage powder coating systems. We offer sling replacement, strapping services, and cushion/pillow replacement using Sunbrella fabrics. We are certified warranty refinishers for some of the largest furniture manufacturers in the country and are certified by the American Architectural Manufacturers Association (AAMA). If you’re not in the market for brand new furniture, let Absolute Patio refinish your furniture, transform your outdoors, and save you money—your old patio furniture will be transformed and look brand new!

Visit our website absolutepatiofurniture.com For a new quote call 954-419-3194 or email tammy@ absolutepowdercoat.com.

Access Management

Diamond Level Winner—Management Companies (Winner 2025 and four previous RCA wins) Access Management is thrilled to receive the prestigious Diamond Level Readers’ Choice Award from FLCAJ!

Since 2008 we have proudly served premier communities across Florida as a recognized leader in full-service community association management.

Our motto, “Hospitality Is Our Foundation, Your Happiness Is Our Focus,” embodies our approach to delivering exceptional service. At Access, this isn’t just a slogan—it’s our way of life. Our experienced team of professionals is dedicated to showcasing the award-winning “Access Difference” through outstanding communication, meticulous financial management, precise recordkeeping, and a proactive approach to meeting the needs of our communities and boards.

By integrating industry-leading technology with our hospitality-driven foundation, we provide a customer-focused, friendly, and efficient management experience. We also prioritize staying engaged in the community and actively participating in organizations that offer valuable resources and insights. This involvement ensures we stay ahead of industry trends, lever-

aging best practices and tools to continually enhance our service.

With offices in Central Florida, Naples, Tampa, Sarasota, Georgia, and the Carolinas, Access Management is uniquely positioned to deliver unparalleled support to community associations across the region. Experience the Access Difference today and discover why we’re setting the standard in community management.

For more information on Access Management, call 888-813-3435, email info@accessdifference.com, or visit www.accessdifference.com

ADT Community Association Program

Diamond Level Winner—Safety and Security (Winner 2025 and 11 previous RCA wins)

Maximize Your Community’s Value

HOA board members, discover how RealManage can simplify your role. Our best-in-class technology delivers the transparency and tools you need for effective decision-making. Backed by innovation and exceptional service, we’re here to help you navigate challenges, exceed expectations, and create lasting value for your community.

ADT Community Association Program is the first choice in security for community associations and is the nation’s premier provider of security system monitoring, services, and smart home technology, providing world-class customer care and

service to communities through customized bulk agreements. This includes 24/7 monitoring by our own state-of-the-art monitoring centers and “concierge-level” customer care and service provided by our exclusive community association service center. Our employee technicians are highly trained and vetted security professionals.

The ADT brand is among the most well-known and trusted brands in the security industry today. With 150 years of experience, ADT is a leading provider of security, automation, and smart home solutions serving consumer and business customers through 200 locations, nine monitoring centers, and the largest network of security professionals in the United States.

For more information on ADT, visit www.adt.com/community-associations.

Alliant Property Management LLC

Diamond Level Winner—Management Companies (Winner 2025 and six previous RCA wins)

The Team Approach to Association Management Alliant Property Management LLC, a leading provider of comprehensive community association management services in Southwest Florida, celebrates its 20th anniversary this year. Founded in 2005, Alliant’s rapid growth is fueled by experienced leadership, a dedicated team approach, and a commitment to people, processes, and technology. With extensive expertise spanning residential, commercial, and hospitality industries, Alliant’s team of executives, licensed managers, and support staff guide associations of all sizes. Offering comprehensive administration, financial services, and state-of-the-art technology, Alliant is dedicated to building enduring partnerships for continued success.

For more information on Alliant Property Management LLC, call 239-454-1101 or visit us at www.AlliantProperty.com.

Our dedicated on-site management team brings unparalleled support to ensure your association runs smoothly. From proactive maintenance to community events, we're here to enhance your residents' living experience.

Allied Property Group

Diamond Level Winner—Management Companies (Winner 2025 and 11 previous RCA wins)

Allied Property

Group is a full-service property management firm providing service throughout Florida since 2003. Allied excels in assisting boards of directors in addressing all of their short- and long-term challenges. These challenges include routine matters as well as the unexpected. Routine challenges can include controlling expenditures, optimizing budgets, and increasing property values, all while enhancing the community experience;

while unexpected challenges can range from hurricane preparedness and recovery to emergencies that can have an adverse impact on the association’s or unit owner’s property.

While most large management companies struggle with their ability to make important decisions that could negatively impact associations, at Allied our experienced and empowered staff routinely assist associations in facing and conquering these challenges.

The Allied team consists of licensed managers with extensive industry experience, a dedicated team of property accountants, a well-trained and friendly customer service staff, and technology offerings that help both our team and the associations we serve to succeed. Our team guides and assists the boards we serve closely to ensure efficient, productive meetings while providing comprehensive and easy-to-understand financial and management reports.

Working together with our customers, Allied has the tools and experience needed to assist boards in making the decisions that best serve their associations. At Allied, our continued success can easily be attributed to our integrity and constant customer obsession that we take into consideration in everything we do.

For more information on Allied Property Group, visit www.alliedpropertygroup.net

Artemis Lifestyles

Diamond Level Winner—Management Companies (Winner 2025 and five previous RCA wins)

Artemis Lifestyles is a full-service association management company that specializes in managing Florida homeowner associations, condominiums, onsite and resort communities. We are one of the first companies in Central Florida to specialize in build-to-rent community management. Our mission is to deliver innovative, excellent, and efficient management services to community associations throughout Florida.

At Artemis we pride ourselves on personalized care for each community. We take the time to get to know our residents and provide the highest quality of service to perfectly fit the needs of each association. Our customer experience team is trained to provide excellent customer service to our homeowners and

board members. Our lifestyle services aim to increase community involvement, so every resident feels at home and loves where they live. We have a strong focus on using the industry’s most innovative technology and training methods. The Artemis team is passionate about building long-lasting relationships and helping others by leveraging decades of industry experience to benefit our managed communities.

With Artemis Lifestyles, you’ll love where you live! To learn more please call us at 407-705-2190 or visit www.ArtemisLifestyles.com

Asphalt Restoration Technology Systems

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

Receiving the Diamond Level Readers’ Choice Award is one of our greatest accomplishments, and we are so thankful for your votes that have put us at the top for 12 years strong! My team and I are so honored to know that we make a difference in our industry and that we matter

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Keep residents connected across your community

Managed WiFi delivers internet through WiFi access points throughout your property to power everything from workout playlists in the fitness center to video conferences in the common area. With no need for residents to manage in-unit equipment, they can get connected as soon as they move in and stay connected to more of what they love.

12024 NMHC/Kingsley Renter Preferences Survey Report, National Multifamily Housing Council and Kingsley Associates, 2024. Restrictions apply. Not available in all areas. Actual speeds vary and not guaranteed. For factors affecting speed visit www.xfinity.com/networkmanagement. Gigspeed WiFi requires gigabit internet and compatible gateway. Many factors affect speed, including equipment performance, interference, congestion, and speeds of visited websites. WiFi speeds affected by additional factors, including distance from Gateway, home configuration, personal device capabilities, and others.

Powerful connection. Instant access.

Have confidence your community is powered by fast, reliable internet from the provider of the largest gig-speed network. With an Xfinity Gateway built right in, your residents can get connected in minutes and start scrolling, swiping, and streaming all their favorites.

67% of residents are interested in pre-installed WiFi1

Connect with a representative on Wifi Ready and Managed WiFi services today!

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to you because YOU MATTER TO US!

Owner Connie Lorenz is also an asphalt consultant who oversees milling and paving projects and has had the opportunity to train thousands of CAMs and board members about how to complete the “Perfect Paving Project” and present other CEU courses at community association events across the state.

When looking into asphalt maintenance programs, please make sure to research contractors through Sunbiz.org and ensure that you are working with a Florida-based business and not someone here for the winter. When it comes to asphalt maintenance, Asphalt Restoration Technology Systems is the right choice! We are the only provider of Pavement Dressing Conditioner (PDC) asphalt rejuvenator in the state, with the longest running history of service and maintenance in Florida.

For more information on Asphalt Restoration Technology Systems, call 800-254-4PDC (4732) or 866-REJUVN8 (7358868) or visit www.asphaltnews.com

Association Reserves

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

Since 1986 Association Reserves has been the nation’s leading provider of the most accurate, easy-to-understand reserve studies available, making the present less stressful and the future more secure for our clients. We rely on a combination of experience, attention to detail, and state-ofthe-art tools and technology to ensure that our clients are informed regarding the state of their physical and financial assets. We also provide our clients with complimentary software and video presentations, and we routinely publish webinars, articles, and other content to help our clients better understand the role of a reserve study in running a successful community association.

For more information on Association Reserves, call 954-210-7925 or visit www.reservestudy.com.

Association Banking

Aware Buildings

Diamond Level Winner—Technology and Communications (Winner 2025)

Leak Issues?

Does your building have water leak issues? Maybe you have been looking for solutions, but they were all too expensive, too difficult, or just didn’t work reliably. We can help!

Aware Buildings provides a wireless, real-time detection and alerting platform for residential high-rises and various other types of buildings. Aware’s sensors keep an eye on water leaks but also mechanical breakdowns, temperature and humidity spikes/drops, amenity space equipment utilization, and door access activity.

Whether you are looking to monitor a handful of areas in your mechanical rooms or your entire building, Aware Buildings has you covered.

It’s true. Our CEO launched BuildingLink!

Our team of engineers, product experts, and deployment and support staff draw on our experience working

with over 8,000 BuildingLink high-rise, multi-family communities for the past 25 years.

We pioneered high-rise property management software, and we are now pioneering the high-rise leak detection space. Our deployment expertise ranges from pre-war building mechanical room installations to modern high-

rise properties with complete building coverage.

Why Aware Buildings?

• Our solutions are affordable and simple to set up.

• We offer unparalleled customer service.

• We provide our customers network health reports both daily and on demand. Aware’s analytics can generate comprehensive reports, allowing boards and managers to show their insurance company what concrete steps they are taking to mitigate risk, potentially leading to significant insurance savings.

For more information, email beatriz@ awarebuildings.com

Becker

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

For the eleventh consecutive year Becker has earned your vote as a Diamond Level Readers’ Choice Award winner. We are very grateful to the readers, clients, and industry friends who have placed their trust in us to educate, protect, and advance the interests of shared ownership communities of all types, sizes, and locations throughout Florida.

We are proud to have the largest number of Florida community association lawyers under one roof who are recognized for excellence in the community association

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NASDAQ

Rick Alfonso SVP/Director

Kelly Roofing has over 50 years of providing replacements, repairs, maintenance, and accessories. As the 2019 Roofing Contractor of the Year,

rest assured that we will be there to provide support today and into the future by caring, communicating, and being consistent since 1972. (239) 435-0014 mail@kellyroofing.com

We’re honored to be recognized as a Diamond Level Readers’ Choice Award winner! Being nominated for the third consecutive year is incredible, and the support from readers we serve every day means the world to us. At Blue Stream Fiber we put our customers first in everything we do, and we’re excited to continue providing exceptional service to communities across Florida.

For over 46 years Blue Stream Fiber

Kelly Roofing

has proudly called Florida home, delivering cutting-edge fiber internet to neighborhoods across the state. Our 10-gig capable network powers Total Home Managed WiFi, award-winning TV, and reliable phone service for HOAs, condominiums, and neighborhoods. What sets us apart? Our focus on reliability, seamless installations, and creating tailored solutions for every community we serve. More than a provider, we’re a true partner for the associations we work with, guiding them every step of the way and ensuring they’re always supported.

From our roots in Coral Springs, Blue Stream Fiber has grown to serve over 385,000 customers throughout Florida. Along the way we’ve earned numerous awards, including the 2023 BIG Innovation Award from the Business Intelligence Group, recognition as one of the 10 Most Innovative Telecom Solution Companies to Watch by CIO Insight, the #1 Fastest Cable Provider by BroadbandNOW, and a spot as a Top Workplace by the Sun Sentinel for multiple consecutive years. These accolades reflect our team’s unwavering commitment to delivering outstanding service and cutting-edge technology to Florida’s communities.

Want to learn more about our fiber infrastructure and find out if your community qualifies for fiber at our cost? Call us at 888-960-2855 or visit www. bluestreamfiber.com/bulk. We’d love to help your community stay connected with the best in fiber technology.

C&S Community Management

Diamond Level Winner—Management Companies

(Winner 2025 and ten previous RCA wins)

C&S Community Management is locally owned, serving HOA and

Asphalt Restoration Technology Systems, Inc.

•Pavement Consulting Services

•Pavement Dressing Conditioner (PDC)

•Asphalt Rejuvenation

•Complete Pavement Evaluations

•Asphalt Sealcoating & Striping

•A.D.A. Compliance

•Pavement Repairs

•Crack Sealant

condominium associations since 1985.

Maintaining an accredited A+ Better Business Bureau rating along with accreditation (AAMC) from the Community Associations Institute, C&S is equipped to exceed community expectations. C&S has four offices to serve you on Florida’s West Coast, in Bradenton, Sarasota, St. Petersburg, and Venice. Our staff is knowledgeable, friendly, and here to serve you in all areas of community management. In addition to the State CAM license, many of our managers are nationally board certified, and four managers are PCAMs (Professional Community Association Manager).

C&S utilizes industry-leading technology; and when coupled with a passion for helping others, the result is a happy, healthy, welcoming community along

with award-winning service. From finance and compliance to maintenance, payroll, and legal matters, we are here to help. At C&S, it is our goal to improve your satisfaction as an owner and board member. Our years of experience allow us to offer you a guaranteed positive change in your association management so that you may relax and enjoy your community.

For more information on C&S, visit www.cscmsi.com

Campbell Property Management

Diamond Level Winner—Management Companies (Winner 2025 and 11 previous RCA wins)

Founded in 1953, Campbell Property Management is South Florida’s highest-rated community association management company and one of the largest and most experienced, locally owned property management companies in South Florida. With seven fully staffed offices and more than 1,100 full-time employees, Campbell serves more than 450 associations in Miami-Dade, Broward, Palm

Made to Connect Better Communities.

Beach, Martin, and Port St. Lucie Counties. Their management services include administration, finances, accounting, maintenance and janitorial, valet and concierge, lifestyle director, gate access, human resources development, community websites, information technology, and landscape maintenance.

Although very similar in purpose, every board has its own unique goals and objectives, so there is no one-size-fitsall solution. Campbell’s experienced team invests the time and energy necessary to truly understand the needs of the community and board. They pride themselves on being responsive and providing customized solutions for their clients. They make a promise to the boards they serve: that Campbell will help them accomplish their goals and achieve the peace of mind they are seeking. Campbell guarantees satisfaction by giving their clients the right to cancel for any reason, at any time. The associations they serve have

rewarded their performance with long-standing relationships, which have been proven by their market-leading 98 percent renewal rate.

For more information on Campbell Property Management, call 954-427-8770, email sales@campbellprop erty.com, or visit www.CampbellPropertyManagement.com

Castle

Group

Diamond Level Winner—Management Companies (Winner 2025 and 11 previous RCA wins)

Advanced Visitor Management

For Gated Communities

Castle Group is the premier choice for property management; we specialize in serving the finest residential communities.

With 2,800-plus dedicated team members, we are the preferred service provider for more than 500 associations. Our philosophy stays the same no matter where we are—putting the resident first. At Castle, we call it Royal Service®.

Our focus is to provide our clients with a powerful combination of incredible people, streamlined systems, and advanced

At TEKWave, we understand the unique challenges faced by HOAs and Community Managers. Our industry-leading technology is designed to address these challenges head-on, offering a comprehensive suite of tool and services to create a safe, secure and inviting community.

Our key features:

• Integrated Access Management

• Tailored, Scalable Solutions

• Real-Time Reporting

• Detailed Analytics

• Security Program Cost Optimization

• Cloud-Based Convenience

What we offer:

• Remote Guarding

• Streamlined Vehicle Access Control

• Effortless Guest Management

• Self-Service Kiosk

• User-Friendly Interface

• Expert Training

TEKWave is committed is to providing future-ready solutions that make communities smarter, safer and more efficient. Let’s build a brighter future together.

Reach out today and let our specialists guide you to the perfect system tailored for your community.

678.951.0620 ext. 133 sales@tekwavesolutions.com www.tekwavesolutions.com

technology to deliver the best service to our communities. Since no two properties are identical, we’ve created a menu of services that allows our customers to tailor a solution that fits their needs.

To learn more about how Castle Group can serve your community, request a proposal at www.castlegroup.com/request-a-proposal

a variety of organizations that support our industry, including being strong supporters of many industry groups across the state of Florida. You will regularly see us providing education and resources in the markets we serve. Supporting the association industry isn’t part of what we do, it’s who we are…. every day. If you are a client, “thank you.” If not, contact us to see how we can help the commu-

For more information about Centennial Bank, call www.my100bank.com/association-banking/

Centennial Bank

Diamond Level Winner—Financial Services (Winner 2025 and eight previous RCA wins)

At Centennial Bank we understand your community because we are a part of your community. Our team has a wealth of experience with associations. We all participate in

Coastal Realty & Property Management

Diamond Level Winner—Management Companies (Winner 2025 and three previous RCA wins)

Coastal Realty & Property Management Inc. has been in business for more than 30 years, offering management for communities in America’s oldest city—St. Augustine, Florida. We are thrilled to be a part of the FLCAJ award-winning team.

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Coastal offers a personalized management approach to communities. Our community association managers strike the perfect balance between ensuring that our owners are satisfied but at the same time following all statutes and laws as they relate to condominium and HOA law in Florida.

Our experienced leadership team has been growing our business steadily because of the positive feedback we have received from all our communities. Our retention rate is high, which shows our dedication to community association management.

It’s a privilege to serve all our associations. Thank you for your trust in us!

For more information about Coastal Realty & Property Management, call 800-587-2287, email associations@coast alrealtyfl.com, or visit www.coastalrealtyfl.com.

Cogent Bank

Diamond Level Winner—Financial Services (Winner 2025 and three previous RCA wins)

Cogent Bank is proud to be an FLCAJ Readers’ Choice Diamond Level winner!

With our robust suite of products and services, we are here to serve the loan, deposit, and payment processing needs of both property management companies and community associations. Our team of financial specialists has extensive industry experience and has served the needs of community associations and property management companies throughout the state of Florida for many years.

We provide treasury management solutions, multiple payment channels, and consultative advice to improve your operating efficiencies. Our suite of treasury management and HOA payment systems are designed to lower costs, improve efficiency, and enhance cash flow while providing effective control of your funds.

We offer the following:

• Multiple payment channels

• Secure online access

• Web-based lockbox

• Custom accounting software interface

• Streamlined account setup

We pride ourselves on Moving You and Your Association Forward.

For more information, please call 407-545-2662 or visit cogentbank.com

COMA of Florida

Diamond Level Winner—Organizations (Winner 2025 and two previous RCA wins)

We are COMA (Community OwnersManagers-Associates) of Florida, the premier, nonprofit organization dedicated to promoting lines of communication among condominium owners, community associations, community managers, and affiliated professionals. Since our founding in 1996 by a visionary group of individuals, we have been committed to providing social, educational, and informational networking programs for the benefit of all.

Our mission is to create a forum where CAMs and service providers can come together, share ideas, and collaborate on ways to enhance the quality of life for all members of the community. Through our extensive network of resources and experienced professionals, we have quickly become recognized as an invaluable service to community owners, managers, and affiliated professionals. Whether you are a seasoned community manager or a new service provider, we welcome you to join us and discover the benefits of being part of the COMA community.

For more information, visit comaofflorida.com.

Commercial Energy Specialists

Diamond Level Winner—Lakes, Pools, and Outdoor (Winner 2025 and nine previous RCA wins)

For over 42 years CES’s family of water quality professionals have been providing condominiums around the U.S. with expert water quality solutions, which are similar to our award-winning programs for major cities, counties,

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We are with you through the process and will continue with you throughout our partnership.

You might not see us on a billboard or hear about us on the radio because we invest in providing concierge-level service to each community we serve.

Dedicated Account Management and Property Support Specialists physically in your community.

Assigned technicians to provide a familiar face who knows your property, your services, and your individual needs.

Locally based full-time employees in our contact centers—no outsourcing —you’ll be doing business with your neighbors.

Continuous on-demand education about your products, so you can get the most out of your services.

Our dedicated, local support is there for you every step of the way to provide customized solutions to meet your community’s unique needs.

We’ve put the decision makers, service professionals, and property support specialists right in your backyard. Let’s get in touch and talk about how to future-proof your property with Fision Fiber Optics by Hotwire Communications.

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universities, water parks, and cruise ships.

As the factory representative, distributor, and service center, CES can provide these solutions to any pool contractor, management company, or specific association and supports all technologies with responsive on-site technical assistance, scheduled maintenance, and emergency service.

Solutions include saline, ultraviolet, non-chlorine, and ozone treatment; pumping systems; filtration packages; chemistry controls; proven energy-saving conversions; chemical treatment; heating/cooling; and heat retention, deck and safety, and more.

On-site support, service, and warranty administration include the U.S.’s largest 24/7 real-time monitoring and alert notification center in the industry and a factory-certified service team with more than 750 years of field experience. We stand ready to serve your water quality control needs.

For more information on Commercial Energy Specialists, call 800-940-1557 or visit www.ceswaterquality.com

Complete Property Maintenance

Diamond Level Winner—Landscaping (Winner 2025 and ten previous RCA wins)

St. Lucie Counties with five centrally located offices.

CPM has consistently focused on providing a premier landscape service to homeowners’ associations, condominium associations, developers, and builders. Today that focus is driven by the corporation’s president, Shane Humble, who brings more than 17 years of professional landscape management experience. Shane holds the following certifications while also sitting on the FNGLA (Florida Nursery Growers Landscape Association) board of directors’ certification committee:

• FNGLA Florida Certified Horticultural Professional

• FNGLA Florida Certified Landscape Maintenance Technician

• Professional Landscape Manager (University of Florida Extension Office)

• Best Management Practices

• Florida Water Star Accredited

• Certified FNGLA Judge

CPM’s services include but aren’t limited to the following:

• Landscape budgeting and financial planning

• Landscape design and installation

• Landscape and ornamental maintenance

• Licensed irrigation installation and maintenance

• Licensed fertilization and pest control

• Certified arborist tree care

• Hurricane & storm cleanup

Our locations—

Coconut Creek—Serving Broward County

Delray—Serving South Palm Beach County

Lantana—Serving Palm Beach County

Complete

Property Maintenance was founded in 1977 to provide reliable and professional landscape maintenance serving the emerging HOA and COA communities. The mission was to be honest, offer the best service at a fair price, and still retain highquality employees. Celebrating its 48th year in business, CPM has firmly achieved that goal, planting its roots in South Florida serving Broward, Palm Beach, Martin, and

Jupiter—Serving North Palm Beach, Martin, and St. Lucie Counties

Port Saint Lucie—Serving St. Lucie and Indian River Counties

For more information on Complete Property Maintenance, call 954-973-3333 or visit www.CPMLawn.com.

Condominium Associates

Diamond Level Winner—Management Companies (Winner 2025 and two previous RCA wins)

Kathy Melikian Bramhall, CMCA, AMS, is executive vice president of sales & retention at Condominium Associates, with locations in St. Pete/Clearwater, Tampa, Lutz, Orlando, Sarasota, and Ft. Myers/Naples.

Condominium Associates (CA) was founded in 1982,

Continued on page 42

Celebrating 40Years

An Association property loss claim can become a complicated and time-consuming challenge for even the most experienced board and property manager. It can take them away from managing the day-to-day responsibilities of the community and can also sow discord and mistrust amongst community members. Add the technicalities of your insurance policy and the insurance co-negotiated settlement. 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. Our experience handling condominium, apartment, and homeowner association claims in Florida is unmatched. We invite you to call us to discuss becoming part of your team.

Continued from page 38

and to this day leads the industry. CA is a full-service association management company providing facilities management, financial management, administrative services, and maintenance for condominiums, mobile homes, single-family homes, villas, townhomes, office parks, and much more. We pride ourselves on meeting the needs of our internal staff and external clients. We are industry leaders who put forward thinking and customer service first while focusing on improving our technology, which makes life easier for everyone and saves money for our associations. We tailor our services to fit the needs of our customers, and we listen to what the client is actually asking for, not forcing a cookie-cutter

approach to management. This is what sets CA apart from our competitors. We want to work together as a team with our clients, and as a result we all win.

For more information about Condominium Associates, call Kathy Bramhall, executive VP of sales & retention at 866-259-3983, email kbramhall@condominiumassociates. com, or visit our website at condominiumassociates.com.

Dania S. Fernandez & Associates P.A.

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

We’re honored to be recognized as a Readers’ Choice Award winner. Thank you to everyone who has trusted our firm throughout the years. It’s an immense pleasure not only to represent condominium and homeowner associations but also to be a source of guidance for our clients, investors, managers, owners, and tenants along the way.

Our commitment to excellence is evident in every aspect of our work. We take pride in our ability to navigate complex legal landscapes and deliver results that meet and exceed our clients’ expectations. Our dedication to our clients is unwavering.

PROTECT YOUR COMMUNITY FROM POISONOUS CANE TOADS

Designed Specifically for Cane Toads

Never Pay for a Night Hunt Again Easy to Use

It means a great deal to be recognized for our continuing efforts to serve boards of directors, owners, and tenants through offering board member certification courses, workshops, and webinars across MiamiDade and Broward Counties. Our educational initiatives are designed to empower our clients with the knowledge and skills they need to make informed decisions and effectively manage their communities.

We love what we do. We work hard to ensure we go the extra mile for our clients by providing valuable resources, expert consultations, and representation. Our firm provides a team approach to legal representation. We are not just your legal representative; we are a team player working in tandem with the board of directors, management offices, insurance agents, and accountants. We understand the value of community, and we strive to maintain and strengthen that community along the way.

The Law Office of Dania S. Fernandez & Associates P.A. is known for excellence in legal matters involving condominiums and homeowner associations, real estate litigation and transactions (commercial and residential closings), and insurance claim work (plaintiff) within Florida. Our expertise in these areas is unmatched, and we are committed to upholding the highest standards of legal practice.

Our firm’s success is built on a foundation of trust, integrity, and professionalism. We are grateful for our recognition and remain dedicated to continuing our tradition of excellence. As we look to the future, we are excited about the opportunities to further serve our community and positively impact the lives of those we represent.

For more information on Dania S. Fernandez & Associates P.A., call 305-254-4492 or visit daniafernandez.com. We are here to help you with your legal needs and look forward to serving you.

Edison Association Management

Diamond Level Winnner—Management Companies (Winner 2025 and two previous RCA wins)

Edison Association Management is proud to offer portfolio and onsite management services to associations throughout Central Florida. We offer customizable management services, a robust technology platform and work in partnership with our associations to foster a sense of community.

For more information on Edison and our services, please call 407-317-5252 or visit www.edisonassociationmanagement.com.

Eisinger Law

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

Eisinger Law, a Florida-based boutique firm since 1996, specializes in community association, real estate, and corporate law. With over 600 association clients, they prioritize

congratulations to our 2025 RCA Winners!

personalized service and client understanding. Their expertise spans various legal areas, including developer representation, commercial litigation, and insurance law. Eisinger Law emphasizes clear communication, innovative solutions, and efficient technology to meet client needs. They are dedicated to community involvement and committed to providing strategic, timely, and cost-effective legal counsel.

For more information on Eisinger Law, call 954-8948000 or visit www.eisingerlaw.com

Empire Management Group

Diamond Level Winner—Management Companies (Winner 2025 and five previous RCA wins)

Empire Management Group (EMG) is a refreshingly different community management company offering real solutions to real problems in all types of communities. Since 1993 EMG has been helping communities eliminate inefficient management practices. We serve HOAs, COAs, CDDs, and developers in Central Florida and surrounding areas. Our commitment to using the latest technology ensures effective support for boards, homeowners, and managers. As a trusted leader in community management, we are proud members of several esteemed industry organizations, keeping us at the forefront of best practices and ensuring exceptional service. Empire is deeply committed

to giving back to the communities that help us thrive. We believe in the power of community and recognize that our success is intertwined with the well-being of those around us. We actively support various non-profit organizations positively impacting education, health, social services, and environmental sustainability.

Contact Empire Management Group at 407-770-1748, email info@empirehoa.com, or visit www.empirehoa.com for more information.

Envera Systems

Diamond Level Winner—Safety and Security (Winner 2025 and ten previous RCA wins)

Trust in technology-based security solutions to effectively protect your community. Envera partners with homeowners’ associations, property managers, and residential developers to provide advanced, costefficient security software and technology designed with communities in mind. With nearly two decades of experience, Envera’s state-of-the-art systems enhance security at gated entrances and at amenities to provide peace of mind for residents and property managers.

Envera’s Virtual Gate Guard simplifies gate security for residents and their visitors. With an accompanying visitor management app and website, all

ASSOCIATION RESERVES

2025 Diamond Readers' Choice Award Winner!

Thank you for voting for Association Reserves! We are extremely humbled and appreciative to be recognized as a Readers' Choice Award Winner by the Florida

We look forward to another year of delivering

www.reservestudy.com

Your home. Our life’s work. There’s a reason why KWPMC is the #1 most-awarded residential property management company in Florida

A FULL-SERVICE PROPERTY MANAGEMENT COMPANY

2,700 2,700 Years of Experience Associations served Experts

20 20

300 300

Your community deserves the best. From exceptional accounting that ensures financial clarity to knowledge-based maintenance that keeps everything running smoothly, we provide the expertise and care your community needs. With more than 300 associations across Florida and the Bahamas, we understand the unique and complex needs of communities like yours. Enjoy seamless operations, enhanced experiences, transparent communications, and the confidence that every detail is handled with care. Because exceptional communities start with exceptional management.

residents can customize their account and easily authorize their guests before they arrive. Those approved guests are quickly and simply verified via technological enhancements or by speaking with an Envera agent. All data related to visitor activity at the gate, as well as the accompanying video footage, is accessible to community board members and management. These detailed analytics enable communities to identify patterns, optimize processes, and proactively address security— bolstering neighborhood management and fostering a greater sense of safety.

Monitoring and managing typical community security setups can be time consuming for property managers. Envera serves as your security partner and expert with technology-advanced security to help property managers proactively address concerns,

review data related to visitor and resident access, and save time reviewing video footage. With Envera, you can consolidate your association’s security needs with a single provider to optimize community operations.

Establish preventive security methods from the beginning. Residential developers partner with Envera to prevent theft at growing developments, employing advanced video surveillance solutions strategically placed at entrances and amenities as well as access management systems to only grant authorization to permitted persons. With community security in place, the association is more competitive and attractive for potential residents and demonstrates the developer is on top of the latest security technology that protects homeowners immediately when they move in.

For more information on Envera Systems, call 855-3801274, email info@enverasystems.com, or visit www.EnveraSystems.com

Expert Reserve Services Inc.

Diamond Level Winner—Financial Services (Winner 2025 and six previous RCA wins)

Expert Reserve Services is a Floridabased, family-owned and -operated business. We have been proudly serving the needs of condominium and homeowners’ associations since 2002 from our main office in Daytona Beach as well as our satellite offices throughout Florida. Expert is experienced in conducting reserve studies, structural integrity reserve studies, milestone inspections, and replacement cost valuations (insurance appraisals).

Anastasia Kolodzik heads our reserve study division. She holds the prestigious PRA designation from the Association of Reserve Analysts, as well as an RS from the Community Associations Institute, and is also a Florida licensed community association manager. Her book, Truth and Myth About Reserve Studies, is a guide for CAMs and board members in understanding how reserve accounts and reserve studies work. Anastasia is also a State of Florida certified continuing education provider.

Our replacement valuations are conducted and supervised by Dave Kolodzik. Dave has extensive experience in conducting insurance appraisals in Florida for more than 20 years. He is certified by Marshall & Swift as a replacement valuation specialist. As an insurance adjuster, Dave

attained the designation of PPIA (Professional Property Insurance Adjuster).

Expert Reserve Services offers the personalized customer service you deserve. We take our time to explain reports and studies in a way that can be understood. Fair—Honest—Professional. Please check out our website for complete information about us. Call us and experience the Expert way!

For more information on Expert Reserve Services, call 866-480-8236 or visit www.expertreserveservices.com.

Fibernow by OpticalTel

Diamond Level Winner—Technology and Communications (Winner 2025)

Founded in 2004 and based in South Florida, Fibernow (formerly OpticalTel) is a leading fiber broadband provider serving communities across Florida offering fiber internet, streaming TV, managed Wi-Fi, and digital phone services. From homes to businesses, Fibernow is committed to delivering innovative technology combined with exceptional customer service.

Continued on page 54

SINCE 2003 SINCE 2003 SINCE 2003 OF COMBINED ENGINEERING EXPERTISE

Beach Office & Roofing Division Daytona Beach Office & Roofing Division

Roofing Division only

Structural condition inspections

Roof condition inspections

Scope of work and bid process

Project/construction management

Consulting services

Reinforced concrete structures

Conventional cast-in-place

concrete structures

Post-tensioned structures

Precast/prestressed concrete structures

Protective coatings for balconies and walkways

Exterior painting/waterproofing

Windows and sliding glass doors

Corrosion control and mitigation

TPO/PVC single-ply

Built-up and mod bit asphalt

Polyurethane spray foam

Shingle and tile

Standing-seam metal

Roof coatings

Superior wind rider warranties

Condos, hotels, malls, warehouses

Continued from page 50

The company’s new tagline, “Innovation That Inspires, Connections That Empower,” encapsulates its dedication to connecting people, communities, and businesses through seamless, innovative digital solutions.

Fibernow is part of the DigitalBridge portfolio, a global digital infrastructure firm investing across five key verticals—data centers, cell towers, fiber networks, small cells, and edge infrastructure—and managing $88 billion dollars in digital infrastructure around the world. This partnership combines Fibernow’s fiber expertise with DigitalBridge’s investments and operational leadership to drive robust network growth across the state.

Visit www.fibernow.com for more information or contact us by phone at 1-800-920-7701 or email at sales@fibernow.com.

First Horizon Bank

Diamond Level Winner—Financial Services

(Winner 2025 and nine previous RCA wins)

First Horizon Bank is a leading financial services company, with approximately $82 billion in assets. First Horizon is committed to making your banking experience the best it can

be with innovative, convenient services and helpful, knowledgeable people. With a network of approximately 418 bank locations across the Southeast, we make it easy to help you take good care of your money.

Our continued growth allows us to better serve associations in Florida. We understand the complexities involved with managing large and small associations. There are multiple parties involved with a fiduciary responsibility to protect the financial standing and ongoing needs of the association. Our job is to make your job easier by offering solutions designed to streamline assessments and dues, provide secure options for your funds, supply accurate and timely reporting, and assist with loan options for expansion plans and repairs.

To learn more about our customized association solutions, contact your local banker. Visit the First Horizon Bank website, www.firsthorizon.com, to learn more about our regional banking services.

First Horizon Bank. Member FDIC. Equal Housing Lender.

Continued on page 58 congratulations to our 2025 RCA Winners!

CEPRA

“Thank

Thank You Times Three

At Blue Stream Fiber, we’re honored to serve you — our local friends and neighbors — with the best internet, phone, and TV available. Thank you for making us a Diamond-level Reader’s Choice Award winner for the third year in a row. It’s our privilege to be the region’s most trusted provider for:

Fast and reliable

Fiber internet

Award-winning TV that’s easy to use

Phone service that keeps you connected

Don’t just settle for less

Contractual guarantees you can trust, experience that delivers

With 45+ years of experience and insights from association attorneys, industry experts, and thousands of community board members, we’re the trusted partner your community deserves. Below are some of the reasons why we earned a 100% renewal rate from our communities last year.

Community-Friendly Construction

• 100% Underground Fiber Network

• Dedicated construction oversight

• Fix and repair all landscaping each week

• Weekly project update meetings

• Strategic, minimally invasive techniques utilized

Stress-Free Installation

• Thorough communication plan for residents

• One-visit install of fiber optics and all services

• In-home, one-on-one training at installation

• Configuring of WiFi devices, set-top boxes, and voice remotes

• Easy-to-follow training tools, including brochures and videos

• In-home training during the installation phase

Industry-Leading Support and Service

• Guaranteed speeds and uptime

• Quarterly performance reports provided

• Redundancy to keep your community online

• 100% U.S.- based customer service team

• 1 minute or less average speed to answer

• Virtual tech diagnostics

• Same day/next morning in-home tech support

• Proactive customer support via various channels including SMS, email, and phone Scan to learn more

Continued from page 54

FirstService Residential

Diamond Level Winner—Management Companies (Winner 2025 and ten previous RCA wins)

Property management is a balancing act. When you lead your community on a path to change, every decision is an important one. With competing priorities, juggling it all as a community leader can seem complex, but it doesn’t have to be.

At FirstService Residential we’re simplifying property management. Our hospitality-minded teams serve residential communities across the United States and Canada. We partner with boards, owners, and developers to enhance the value of every property and the life of every resident. We have the expertise and depth of resources to antici-

pate needs and respond. Residents can count on 24/7 customer care and tailored lifestyle programming, amenity activation, and technology for their community’s specific needs. Market-leading programs with FirstService Financial and FirstService Energy deliver additional levels of support. Boards and developers select FirstService Residential to realize their vision and drive positive change in the communities in their trusted care. With our professional scale, we’re big enough to make your budget go further, and our service-first philosophy means we don’t stop until what’s complicated becomes uncomplicated—to make life simplified.

For more information about FirstService Residential, visit LifeSimplified.com today!

Florida CAM Schools

Diamond Level Winner—Organizations (Winner 2025 and seven previous RCA wins)

Considered an expert in Florida CAM training, Betsy Barbieux, CAM, CFCAM, CMCA, consults with CAMs and board members who want to improve their day-to-day

Continued on page 62

“We

We’ve Got Florida Covered

Becker’s community association lawyers provide legal services to all types of condominium, cooperative, timeshare, and homeowners’ associations.

We serve as an integral member of your leadership team by:

• Helping you prepare for and conduct meetings

• Answering questions about your documents, pertinent laws, and regulations

• Guiding you in the enforcement of covenants and restrictions

• Negotiating and preparing contracts with your vendors/contractors

• Collecting the delinquent assessments and other amounts owed to your association

• Pursuing and protecting your legal rights when faulty construction or Mother Nature impacts your community

Contact us today to learn how we can help you simplify your operations and achieve your goals.

Kenneth S. Direktor, Esq. Chair of

Community Association Practice Group

Continued from page 58

operations, meeting mechanics, policies and procedures, and problem solving. Since 1998 Betsy has educated thousands of condominium, co-op, and HOA CAM managers, staff members, and board members.

Florida CAM Schools provides education and professional development for condominium, cooperative, and homeowner association management professionals. We offer training for condominium, co-op, and HOA managers, board members, and service providers by providing continuing education courses, CAM pre-licensing classes, follow-up support, course materials, free articles, staff development assessment tools, and consulting services. Betsy is the hostess of her YouTube channel, CAM

Matters™. Be sure to subscribe at www.youtube.com/c/cammatters.

For more information about Florida CAM Schools, call 352-326-8365, email Betsy@FloridaCAMSchools.com or visit www.floridacamschools.com.

Florida Community Association Insurance (FCA)

Diamond Level Winner—Financial Services (Winner 2025 and nine previous RCA wins)

Florida Community Association Insurance is one of the largest condominium and homeowner association insurance and certified risk management insurance agency providers in Florida and is honored to again win the prestigious Diamond Level Readers’ Choice Award. Star and Chase Herbig have more than 50 years of combined insurance expertise and provide hundreds of association policies throughout Florida. Star Herbig is president of Florida Community Association Insurance and is recognized as one of the most educated and knowledgeable professionals in the association insurance field. She holds the Certified Risk

Continued on page 66

Leland Management

The Management Company You Don't Have to Manage

BEST PLACES TO WORK SURVEY RESULTS

95% OF EMPLOYEES FEEL SENIOR LEADERS VALUE PEOPLE AS THE MOST IMPORTANT RESOURCE

95% OF EMPLOYEES FEEL THE COMPANY CULTURE SUPPORTS HEALTH AND WELLBEING

96% OF EMPLOYEES TRUST SENIOR LEADERS TO LEAD THE COMPANY TO FUTURE SUCCESS

97% OF EMPLOYEES FEEL THEY HAVE THE MATERIALS AND EQUIPMENT NEEDED TO PERFORM THEIR JOBS

97% OF EMPLOYEES FEEL EVERYONE IS TREATED FAIRLY REGARDLESS OF RACE, GENDER, DISABILITY, OR OTHER DIFFERENCES

97% OF EMPLOYEES FEEL THEY ARE TREATED WITH RESPECT

94.6% OF TEAM MEMBERS COMPLETED THE SURVEY… THAT’S 475 TEAM MEMBERS PROVIDING FEEDBACK!

The "Leland Team" is once again honored to receive the Diamond Level Readers' Choice Award from the Florida Community Association Journal. We are delighted to know that our service continues to inspire confidence from our clients and FLCAJ readers.

Continued from page 62

Management (CRM) degree and Certified Insurance Counselor (CIC); has a BS in business finance, Magna Cum Laude; and is a State-certified property manager continuing education trainer, author of multiple association insurance articles, and a regular, expert speaker on association insurance.

For a no-obligation consultation from FCA Insurance, call Star Herbig directly at 407-920-1116 or email star@callFCA.com.

Florida Southern Roofing

Diamond Level Winner—Roofing (Winner 2025 and five previous RCA wins)

Florida Southern

Roofing is a family-owned and -operated local roofing company servicing Sarasota and Manatee Counties since 1992. Over the many years servicing our multi-family and residential communities with roof replacements, repairs, and maintenance,

we remain committed to exceeding their expectations by always giving our customers the highest level of service. Our credentials and awards include the following:

• GAF Master Elite Award & 3-Star President’s Club Winner in 2017, 2018, 2019, 2020, 2021, 2022, 2023 & 2024

• FLCAJ Readers’ Choice Gold Level Winner in 2020 & 2021, Platinum Level Winner in 2022, 2023 & 2024, and Diamond Level Winner in 2025

• CAI West Florida Chapter Member since 2002

• Florida Roofing & Sheet Metal Contractors Association Member

• Sarasota Manatee Roofing & Sheet Metal Contractors Association Member

• Greater Sarasota, Manatee & Longboat Key Chambers of Commerce & Lakewood Ranch Business Alliance Member

• BBB Accredited & A+ Rated

• The Seal & Technician Seal of Safety Certified

• FRSA Excellence in Safety Award 2021, 2022

For more information about Florida Southern Roofing, call 941-954-8811 or visit www.FloridaRoofing.com.

Garfinkel Marcell

Diamond Level Winner—Legal Services, Association and Construction Defect

(Winner 2025 and eight previous RCA wins)

Thanks for choosing Garfinkel Law as the Top Community Association and Construction Defect Law Firm for 2025

Exciting Announcement: Karen Marcell Named Senior Partner at Garfinkel Association Law

We are proud to announce that Karen Marcell has been named senior partner at our firm, marking the beginning of an exciting new chapter as Garfinkel Marcell.

With 26 years of dedicated service to the firm and impeccable track record in the community association industry, Karen has proven time and again that she is a trusted expert in HOA and insurance law. A graduate of a New York law school, where she earned her law degree cum laude and previously awarded valedictorian, Karen has built a stellar reputation for her legal ability and unshakable integrity. Her reputation among clients, colleagues, and judges speaks volumes—no one has ever had anything but the highest regard for her professionalism, talent, and relatability.

Join us in congratulating Karen@Garfinkel.Law and visit us at garfinkel.law

Glazer & Sachs P.A.

Diamond Level Winner—Legal Services (Winner 2025 and 10 previous RCA wins)

For over three decades, Glazer & Sachs, P.A. has been dedicated to strengthening Florida’s community associations through education, advocacy, and legal representation. We are proud to have received the Diamond Level Readers’ Choice Award for the

Continued on page 74

Thank you For Making Securitas

the Diamond Level

Safety & Security Winner

Continued from page 70

tenth consecutive year and to have earned more votes than any other law firm in the state.

Our mission goes beyond legal services—we strive to build stronger, more informed communities while guiding you through the many challenges that come with association management. From contract reviews and document amendments to assessment collections, construction litigation, arbitration, and mediation, our team is here to support you every step of the way.

Education remains at the heart of what we do. We’ve taught more than 25,000 Floridians at our board member certification seminars, ensuring knowledge of both your rights and responsibilities. For over 15 years, we’ve connected with thousands through Condo Craze and HOAs, now streaming live on YouTube. Our commitment to keeping you informed continues with our weekly blog, delivered every Monday morning for over a decade.

At Glazer & Sachs, P.A., it is an honor teaching you, writing to you, taking your calls every Sunday at

11:00 a.m., and of course representing you. For more information on Glazer & Sachs, call 954-9831112 or visit condo-laws.com

GRS Community Management

Diamond Level Winner—Management Companies (Winner 2025 and six previous RCA wins)

Thanks to the support of our communities, GRS was awarded the Readers’ Choice Award Diamond Level for the fifth year in a row! As a midsized company in the industry, we are small enough to provide personalized service yet large enough to meet the demands of your community. We provide risk management compliance and cost savings to your

bottom line through great people, strong processes, and proprietary technology. With an increased presence in South Florida’s luxurious 55+ communities, GRS is distinguished as a leader in community association management. GRS allows our board of

directors and residents to “Get Back to Living!”

For more information on GRS Community Management, please call 561-578-8184, email sales@grsmgt. com, or visit www.grsmgt.com

Herbie

Wiles Insurance

Diamond Level Winner—Financial Services

(Winner 2025 and four previous RCA wins)

“The House That Trust Built”

Herbie Wiles Insurance is a full-service insurance agency that specializes in providing risk management services and insurance protection for condominiums, homeowners’ associations, and their residents. Founded

in St. Augustine in 1961, we serve clients across Florida.

As an independent insurance agency, we work solely in the interest of our clients. Our focus is on quality, value, and suitability for our insureds.

Service and performance are the foundation of our business. Our team has developed a reputation for delighting our clients with outstanding service. We welcome the opportunity to serve you!

To learn more about Herbie Wiles Insurance and how we can help you, call us at 800-997-1961 or visit us at www.herbiewiles.com

Hoover Pressure Cleaning

Diamond Level Winner—Property Services (Winner 2025 and one previous RCA win)

Thank you to everyone who voted for us! Established in 1996, Hoover Pressure Cleaning is a locally owned and operated company serving Manatee, Sarasota, and Charlotte Counties. Specializing in roof and exterior pressure washing, Roof-aCide, and paver sealing with Deco Products, we cater to

For more than thirty years, attorneys of Poliakoff Backer LLP, three of whom are Florida Bar Board Certified Specialists in Condominium and Planned Development Law, have provided legal services to hundreds of South Florida community associations.

“Thank you to all our fans who voted for us!”

residential and commercial clients. Fully licensed, insured, and covered by workers’ compensation, we prioritize integrity, professionalism, and reliability. Known as “The Plant Friendly People,” we genuinely care for your home and valuables. Our services cover roofs, exteriors, pool cages, decks, and driveways using appropriate pressure levels and environmentally conscious methods. We ensure effective cleaning without compromising plant life. Choose Hoover Pressure Cleaning for exceptional service and the preservation of your most significant investments— your homes and communities. From the roof to the street, with Hoover your cleaning will be complete.

For more information about Hoover Pressure Cleaning, call 941-697-6886 or visit www.hooverpressure.com

Hotwire Communications

Diamond Level Winner—Technology and Communications

(Winner 2025 and eight previous RCA wins)

Founded in 2002 and headquartered in Fort Lauderdale, Hotwire Communications is a leading telecommunications provider specializing in fiber-based,

community-wide technology solutions. With a focus on serving multi-unit and multidwelling communities like condominiums, municipalities, and senior-living communities, Hotwire has positioned itself as a trailblazer in the industry.

Hotwire was the first ISP in Florida to deploy an all-fiber network, introducing Fiber-to-the-Home technology and setting a new standard in connectivity. In 2006 the company further expanded its innovation by launching internet protocol television (IPTV) services, followed by the rollout of gigabit-speed internet in 2014, underscoring its commitment to pushing boundaries and exceeding customer expectations.

Today Hotwire Communications serves more

At GRS we are honored to be a 7-time Diamond Winner in the Readers’ Choice Awards, thanks to the incredible communities we serve. Over 40,000 Florida residents already trust GRS to enrich their neighborhoods—why not you? Your Community, Our Commitment

than a half-million customers nationwide and is consistently recognized for its exceptional service. This year Hotwire earned the title of Best Gaming ISP in all the markets it serves from PCMag and was recognized for its advancements in AI Workforce Innovation from Cablefax . The company has also received multiple Stevie Awards for outstanding customer service, including Customer Service Team of the Year in a Recovery Situation for its exceptional response to Hurricane Ian.

With a focus on innovation and customer satisfaction, Hotwire Communications continues to provide reliable, high-performing telecommunications solutions.

For more information, visit hotwirecommunications.com.

J.R. Frazer Inc.

Diamond Level Winner—Financial Services (Winner 2025 and seven previous RCA wins)

cost valuations for condominiums and HOA communities throughout the Southeast and Central Florida areas.

We feel our reserve studies provide a good road map for associations to help manage their short- and long-term assets that need replacement. With more than 30 years of experience in the industry, we have found that reserve studies are helpful not only in planning current budget numbers but also in helping associations avoid future assessments.

We provide a free phone consultation and a free Zoom call before and/or after our reports are completed. Learning and understanding the goals of your association assure us that we can provide a quality report that will work well for the association members, property managers, and the association’s accountant.

Experienced Globally, Serving Locally

SPECIALIZING IN:

•Structural Concrete Restoration (Example - Balconies, Catwalks, Pool Decks, Beams and Columns)

•Parking Garage Repairs

•Stucco and Crack Repairs

•Waterproofing and Deck Coatings

•Exterior/Interior Painting of High Rise and Low-Rise buildings

•and much more!!

Karins Engineering

Diamond Level Winner— Construction, Engineering, and Building Services

Truist Association Services has been providing financing to associations for over 36 years. Give us a call today to see how we can help or learn more at Truist.com/AssociationServices

• Concrete restoration

• Major improvement

• Landscaping renovation

• Painting and paving

• Re-roofing

• Window and door replacements

• Emergency lines of credit

• Insurance premium financing

(Winner 2025 and six previous RCA wins) For over 25 years, Karins Engineering has been a trusted partner for owners and associations across Florida, providing cost-effective restoration engineering solutions. Our experience allows us to develop innovative strategies that enhance property longevity and protect your

investment. Whether you need a condition assessment, milestone inspection, or capital reserve study, we offer comprehensive services to maintain and extend the life of your property. We specialize in structural integrity reserve studies (SIRS), providing a clear roadmap for managing future repair and maintenance costs. Our team offers expert guidance on maintenance planning, replacement projects, and reserve funding recommendations, helping you make informed decisions. With Karins, you gain a reliable partner committed to preserving your property’s value and ensuring it remains structurally sound. Let us help you navigate your next engineering project with confidence. Reach out to our Fort Lauderdale office at 954-551-5936 or visit Karins.com to contact any of our seven other locations.

Kaye Bender Rembaum

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

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

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

5x FLCAJ DIAMOND WINNERS

Milestone / Recertifications

Construction Monitoring Sealed Bidding & RFPs Reserves Studies & SIRS Forensics & Testimony

Damage Claims Valuation Appraisals

Kaye Bender Rembaum is also a well-known provider of

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

Exciting Announcement: Karen Marcell Named Senior Partner at Garfinkel Association Law

We are proud to announce that Karen Marcell has been named Senior Partner at our firm, marking the beginning of an exciting new chapter as Garfinkel Marcell.

With 26 years of dedicated service to the firm and impeccable track record in the community association industry, Karen has proven time and again that she is a trusted expert in multifamily housing and insurance law. A graduate of a New York law school, where she earned her degree cum laude and previously awarded valedictorian, Karen has built a stellar reputation for her legal acumen and unshakable integrity. Her reputation among clients, colleagues, and judges speaks volumes—no one has ever had anything but the highest regard for her professionalism & talent.

(1-800-393-1529) Join us in congratulating Karen@Garfinkel.Law

free legal education, which often includes CE credit for managers and state certifications for board members.

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

Kelly Roofing

Diamond Level Winner—Roofing (Winner 2025 and one previous RCA win)

At Kelly Roofing we’ve crafted exceptional roofs in Florida for over 50 years. Founded in 1972 by Joe Kelly Sr., we’ve grown into the state’s largest roofing company while maintaining the values of a family-owned business.

We blend time-honored craftsmanship with the latest roofing technologies. Our dedicated team prioritizes open communication and meticulous attention to detail, making sure every project is completed with the utmost care. Whether you need a new roof for your home or business, we offer the highest-quality materials, expert installation, and a worry-free

experience. Choose Kelly Roofing for a roof that will increase your home’s value and stand the test of time.

For more information about Kelly Roofing, call 239-4350014, email mail@kellyroofing.com, or visit www.kellyroofing.com.

Keystone Engineering & Consulting, Inc.

Diamond Level Winner—Construction, Engineering, and Building Services (Winner 2025 and five previous RCA Wins)

Keystone Engineering, founded in 2003, has offices in Cocoa Beach (headquarters) and Daytona Beach. The team of experienced engineers and project managers serves coastal communities from Saint Augustine to Fort Pierce, with the roofing division covering the same area and beyond into Central Florida. With over 150 years of combined experience, they guide clients through informed decisions on exterior building and roofing maintenance. Keystone provides cost-effective solutions for identifying structural repair needs associated with long-term chloride exposure and offering preventive measures and aesthetic

OVERWHELMED BY WATER MANAGEMENT?

Maintaining a healthy lake or pond can be a struggle. We get it! That’s why the experts at SOLitude partner with communities and provide customized, sustainable solutions that can help you avoid the frustrations and achieve clean, beautiful water.

• Post-Tensioned Structures

improvements to enhance property value while preserving original character.

Structural Expertise

• Reinforced Concrete Structures

• Conventional Cast-in-Place Concrete Structures

• Precast/Prestressed Concrete Structures

• Protective Coatings for Balconies and Walkways

• Exterior Painting/Waterproofing

• Windows and Sliding Glass Doors

• Corrosion Control and Mitigation

Roofing Expertise

• TPO/PVC Single-ply

• Built-up & Mod Bit Asphalt

• Polyurethane Spray Foam

• Shingle, Tile, Standing-Seam Metal

• Roof Coatings

• Superior Wind Rider Warranties

• No-Dollar Limit Warranties

Florida Registered Professional Engineer and Special Inspector # 60965

Post Tensioning Institute Certified Level 2

Unbonded PT Inspector and Repair Specialist #00022426

For more information about Keystone Engineering & Consulting, Inc., call 321-454-7300, email info@ KeystoneEngineeringPE.com, or visit www.keystoneengineeringpe.com

KW PROPERTY MANAGEMENT & CONSULTING

Diamond Level Winner—Management Companies (Winner 2025 and eight previous RCA wins)

As the leading property management company in Florida, KW PROPERTY MANAGEMENT & CONSULTING (KWPMC) offers more than just services; we provide an experience that elevates the quality of life for your community. Serving about 300 homeowner associations and condominium boards across the state, we support nearly 100,000 residences with best-in-class property management, food-andbeverage, project management, water restoration, and developer consulting.

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

At KWPMC you are not just another client—you are a valued partner. Our lasting relationships with associations and boards are built on a shared commit-

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

We Don’t Just Manage, We Enhance

For more information on KW PROPERTY MANAGEMENT & CONSULTING, call 305-476-9188 or visit www.kwpmc.com

Landex Resorts International

Diamond Level Winner—Management Companies (Winner 2025 and six previous RCA wins)

Thank you for recognizing us in the Reader’s Choice awards for outstanding management. Based on the west coast of Florida since 1981, Landex has been providing services to associations from central to south Florida. For years Landex has enjoyed many professional relationships within the industry. We are proud members of many area Chambers of Commerce, the Better Business Bureau, American Resort Development Association, Community Associations Institute, Realtor Associations, and the Florida Community Association Journal to name a few. Our team collectively manages over $10 billion in insurable assets for over 4,000 residential, commercial, timeshare, and vacation plan association clients in our portfolio. In addition, our team produces over $3 million in rental revenue annually for our owners through their vacation rental program.

The president and CEO, Ruth Anglickis, has worked with the owner of Landex for over 66 years. She has been instrumental in the development and management of the associations in Landex’s portfolio. She brings a multi-faceted business sense to the company, offering first-class public relations, and works to uphold the corporate image. Ruth finds purpose in helping people and associations we manage enjoy a new quality of life.

Vice President, Robyn Rocco, has been with the firm for 17 years. As COO she oversees all the dayto-day operations, administrative employees, and portfolio account managers. Robyn is a licensed CAM and real estate agent. She has an associate degree in business and bachelor’s degree in interior design and has been instrumental in awarding Landex associations with green initiative programs and green lodging certifications.

Landex is happy to announce that Leonardo Lucena, a 10-year veteran general manager at a timeshare property managed by the firm, has recently been named as their newest regional manager, overseeing their east coast operations. Leonardo has a bachelor’s degree in business administration and real estate and brings a wealth of knowledge and experience in the market. Landex looks forward to growing the company and serving more associations.

For more information about Landex, call 239-369-5848 or 561-562-8490 or visit www.landexresorts.com

Lang Management

Diamond Level Winner—Management Companies (Winner 2025 and eight previous RCA wins)

Lang Management’s commitment to our clients is that you will receive excellent services from a seasoned company that is proficient in all facets of property management. You can count on us to deliver these services with a skilled, experienced, dedicated, and professional staff. We adeptly assume full community management, alleviating the daily operational challenges for boards while ensuring they remain

well-informed.

For 45 years Lang has been a beacon of excellence in property management services, extending from Palm Beach County to St. Lucie County. We prioritize teamwork, customer support, and satisfaction. Our managed communities benefit from access to Lang’s in-house professionals and strategic partners. Regardless of the issue, we are resourceful at finding solutions.

Our professional services are affordable, comprehensive, and tailored to your needs. Management services encompass all-inclusive financial reporting, a board and owner portal system, risk management services, field services, and vendor selection as well as emergency preparedness and disaster recovery programs. The Lang customer service department operates around the clock and is available 24/7. To learn more about how Lang Management can positively impact your community, please contact us.

For more information on Lang Management, call 561-750-8800 or visit www.langmgmt.com

LCM Engineering

Diamond Level Winner—Construction, Engineering, and Building Services (Winner 2025 and six previous RCA wins)

LCM Engineering PLLC has provided consulting engineering services for more than 30 years. Our expertise in structural engineering services, milestone inspections and reports, transition studies, property and construction management, emergency national disaster services, and insurance claims has earned us a strong reputation. LCM also provides drawings, bid documents, schedules of values, new construction, and remodeling. Our specialties include structural repairs and restoration, building envelope analysis, water intrusion, stucco, roofing, door and window replacements, moisture control, waterproofing, corrosion control, hurricane damage, storm restoration, and more.

Working closely with property managers, boards, and owners, LCM is able to ensure the work follows specifications, clients are informed on what to expect, and the best method to achieve what is needed or

PEYTON BOLIN

required is used to complete the job. Tree Tietsort, president and owner, and LCM staff are on call and available to provide solutions and complete your project. LCM embodies the importance that “Experience Matters.”

For more information on LCM Engineering, call 239-590-0263, email info@lcm.com, or visit www.LCM.com.

Leland Management

Diamond Level Winner— Management Companies (Winner 2025 and 11 previous RCA wins)

Celebrating 26 years of award-winning service, Leland Management is the industryleading, fullservice association management firm specializing in managing Florida condominium and homeowner associations. With 12 offices statewide, we are proud to partner with more than 400 associations exclusively in the state of Florida.

Our team of professionals takes great pride in delivering the bestquality service to the communities we serve. We have over 100 licensed community association managers who average more than seven years of experience, and many carry advanced professional designations. To bring it all together, we have honed an effective system for sharing this expertise both within the company and in our communities.

Our superior accounting strategies, dedication to lifestyle, and

always-local resident support call center are just a few of the standards you can expect from a partnership with Leland, but we don’t just talk the talk. Evidence of Leland’s walk can be seen in consistently being named Central Florida’s Top Workplace and the Orlando Business Journal’s Best

Place to Work by our team year after year.

Although we are large enough to have all the resources necessary to meet the needs of any association, Leland remains a local, family-owned and -managed firm to better meet the individual needs of each community. We understand that building solid, lasting relationships is of utmost importance to delivering the best quality of service and the continued success of our company.

For more information, call 888-255-8577 or visit www. LelandManagement.com.

M&M Property Management LLC

Diamond Level Winner—Management Companies (Winner 2025 and 11 previous RCA wins)

As M&M enters our 18th year, we are truly honored that not only have we been nominated for a Readers’ Choice Award, but we have achieved the highest Diamond Level award. We ask our board members and staff to vote if they feel we have done the job above and beyond expectations. We do not advertise it because the intent is for those we serve and feel we deserve it to cast their vote, so thank you to those who voted.

This year, like all years, we have been rewarded as a Readers’ Choice Award winner.

Our goal is to serve our communities by promoting financial stability, properly maintaining the common areas, and addressing the residents’ needs.

M&M started with one community and an idea that has grown to more than 30 staff members and 50-plus communities throughout Broward and Palm Beach Counties. Communities come to M&M for a variety of reasons, and our goal is to improve each community in all aspects, not only in the short term but in the long term. We continue to service our original communities 18 years later with many of the other communities we serve exceeding 15 years, and we achieve this goal in partnership with our boards of directors and residents. We take great pride knowing our communities have M&M professionally manage their home as together we are a family.

M&M continues to provide exceptional service, and our hundreds of Google reviews (4.7 rating) are a testament to the service and value we provide to the community. Thank you!

For more information on M&M Property Management, call 954-582-4400 or visit www.mmpm.us

MAY Management

Diamond Level Winner—Management Companies (Winner 2025 and seven previous RCA wins) MAY Management Services Inc., founded in 1988, is renowned for providing firstrate association management services throughout Northeast Florida. Initially centered in Ponte Vedra Beach, MAY has expanded rapidly with bases of operation in St. Johns and the five surrounding counties to meet the demands of serving premier communities in the area.

MAY’s expertise with respect to association financials (e.g., budgeting, billing, expense control, and collections) and continued investments into internal accounting systems have allowed the company to rapidly expand without sacrificing client support, helping MAY become the leading management firm in the area.

MAY has expanded its service offerings to include continuing education courses for association board and committee members and establishing some of the first association architectural control programs in the market.

In 2021 Catie Marks entered the fold and joined MAY’s executive team as president. A lifetime of preparation suited her well, and she hit the ground running. The women-led team is not only passionate about the services they provide but understands the responsibilities and level of trust their clients bestow upon MAY. The entire MAY team feeds off of this and is committed to remaining one of the top firms in the business. MAY celebrates its 37th year in 2025 and continues to expand. The firm remains steadfast in its commitment to providing premier association management services and unparalleled experiences for both board members and residents alike. For more information on MAY Management, call 904-461-9708 or visit www.maymgt.com

Munyan Painting, Roofing, and Restoration

Diamond Level Winner—Painting and Waterproofing

(Winner 2025 and three previous RCA wins)

Repair. Restore. Renew.

Munyan Painting, Roofing, and Restoration is Florida’s go-to choice for reliable painting, restoration, and roofing contractor work. We’ve been serving your Florida communities since 1951. We are proud of the countless successful projects our general contractors have completed and the many satisfied customers we’ve served over the years in Tampa, Orlando, West Palm Beach, Miami, Clearwater, and Fort Myers. We’ve gone from

coast to coast across Florida.

We specialize in painting, restoration, roofing, liquidapplied roof coating, waterproofing, electrostatic painting, and more. We’ve been in business a long time, but we always strive to improve the services we provide. After all, our success depends on your satisfaction and trust. We’ve implemented thorough processes for projects and client services to meet your expectations.

We also offer excellent customer service through our Munyan client care center and direct lines of on-site communication that always ensure quality. You can trust us fully because we’re insured and bonded, and we have an A+ rating.

We’re a recipient of the Sunshine State Safety Recognition Award created by OSHA and administered by USF to commend Florida’s employers and employees in all industries who proactively and routinely engage in job safety.

For a free estimate on painting, restoration, and roofing services, call Munyan Painting at 877-442-5062 or visit munyanpainting.com.

New Smyrna Beach Association Management

Diamond Level Winner—Management Companies (Winner 2025 and one previous RCA win)

Elevate Your Community with NSBAM Expert Management Services for Homeowners and Condominium Associations

Founded in 2019 by Sheila McCollum, CAM, CMCA, CFCAM, and AMS, New Smyrna Beach Association Management (NSBAM) is built on transparency, proactive communication, and clear financial reporting, ensuring every owner stays informed and engaged.

Our innovative app-driven solutions provide real-

time updates, seamless communication, and easy access to essential documents—keeping residents and board members connected effortlessly.

With expert management, maintenance, and financial oversight tailored to homeowners and condominium associations, NSBAM serves Edgewater to Daytona Beach with exceptional service and operational excellence. Partner with NSBAM for reliable, efficient community management that puts your needs first.

For more information about New Smyrna Beach Association Management, call 386-242-4190, email Sheila@ NSBMgt.com, or visit www.nsbmgt.com.

PeytonBolin PL

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

PeytonBolin PL is a real estate and community association law firm that is approachable, reliable, and effective. The firm’s founder, Jane Bolin, was a licensed CAM and the owner of a community association management company prior to her legal career.

This point of view has shaped how the firm’s attorneys support and represent condominiums and HOAs throughout the state of Florida. The firm’s managing partners, Joe Giannell and Mauri Peyton, are real estate board certified by the Florida Bar. Nataly Vasquez and Michael Goldstein are Florida Bar condominium and planned development board-certified attorneys and lead the firm’s litigation and general representation practices.

The PeytonBolin team gets to the root of issues and creates good governance structures to help managers, boards, and unit owners alike. From amendments to developer turnover, vendor management to violation enforcement, contract disputes to water leaks, our firm is poised to support your association in all areas.

For more information on PeytonBolin PL, call 877-7398662, email info@peytonbolin.com, or visit www.peytonbolin.com.

Plastridge Insurance Services

Diamond Level Winner—Financial Services

(Winner 2025 and four previous RCA wins)

Plastridge Insurance Services is honored to have won the Diamond Level Readers’ Choice Award from FLCAJ . For over 106 years we have served the South Florida community, and our condominium and HOA association division has provided risk management and insurance programs for over 1,200 community associations throughout Florida. Our specialized Plastridge team assists clients in mitigating risk by analysis, design, marketing, and placement of casualty and alternative risk financing programs specific to property managers, builders, homeowners’ associations, and their boards of directors. We are proud to have on our team licensed and approved consultants to teach CAM (community association manager) continuing education classes.

For more information on Plastridge Insurance, call 561-276-5221 or visit www.plastridge.com/hoa-condos/

Popular Association Banking

Diamond Level Winner—Financial Services

(Winner 2025 and nine previous RCA wins)

Popular Association Banking (PAB) continues to be a nationwide leader in providing financial products and services to community associations. PAB offers financing1 for needed capital improvement projects, featuring personalized service, flexible loan structures, and competitive fixed rates. Our dedicated experts work with you to customize the most beneficial solutions to meet your association’s financial needs.

Plus, as a full-service bank, we offer a diverse array of depository products, including access to multi-million-dollar FDIC insurance coverage for your deposits with ICS® and CDARS®2. Lockbox and treasury management services are also available. Our goal is to make banking easy, so your association can run smoothly, and you can focus

on making your community a great place to live.

For more information, please call us at 800-233-7164 or visit www.popularassociationbanking.com .

1 Subject to credit approval.

2 Terms and conditions apply. CDARS and ICS are registered service marks of IntraFi Network LLC.

© 2025 Popular Bank. Member FDIC.

Promar Building Services

Diamond Level Winner—Concrete (including Balconies and Railings) and Painting and Waterproofing (Winner 2025 and five previous RCA wins)

Promar

Building Services LLC (Promar) is a locally owned, licensed, insured, and bonded certified general contractor. We have specialized experience since 1998 working on low-rise and high-rise buildings, parking garages, and recreational decks. We specialize in exterior painting, waterproofing, stucco repairs, and deck and walkway coatings as well as concrete restoration of balconies, catwalks, decks, and parking garages.

Promar’s primary goal is providing excellent customer service in addition to offering quality workmanship to our clients. Our focus is to develop long-lasting relationships with our clients, allowing us to provide services that they need today and to be the first company they think of for any of their future needs.

We have maintained our primary goal by hiring highly skilled employees and listening to our clients’ needs.

RealManage

We want to stand above the rest as well as earn the respect of all our clients.

For more information about Promar Building Services, call the company president, Alfredo Amador, at 561-598-4549, email AAmador@ PromarBuilding.com, or visit www.promarbuilding.com.

Diamond Level Winner—Management Companies (Winner 2025 and nine previous RCA wins)

For ten years running, RealManage Florida is proud to be named an FLCAJ Diamond Level Readers’ Choice Award winner. As a full-service HOA and condominium management company, we provide innovative technology and a hands-on, local approach tailored to your community’s needs. Transparency, responsiveness, and support are at the

core of everything we do. When you need an answer, we ensure a quick and clear response. Plus, board members enjoy 24/7 access to essential association information. Discover how RealManage Florida can help make your role on the board easier and more effective. We proudly serve communities across Florida, including Tampa, Orlando, Sarasota, Vero Beach, Coral Springs, Venice, Osprey, Longboat Key, and Jacksonville.

For more information on RealManage, call 866-4031588 or visit www.realmanage.com

Seacrest Services

Diamond Level Winner—Financial Services, Landscaping, and Management Companies (Winner 2025 and six previous RCA wins)

Founded in 1968, Seacrest Services Inc. has professionally provided premium community management

services since 1975, achieving complete customer satisfaction in all our communities.

Through steady planning, Seacrest has brought its unique approach to property management and landscape maintenance to serve Palm Beach, Martin, and Broward Counties while continuing to offer the same commitment to excellence today as we did more than 50 years ago. The longevity of our clients is matched by the tenure of our employees. We maintain one of the highest levels of experienced employees in our industry, ensuring that your community association gets the professionalism and expertise it deserves.

With full-service community management services, professional accounting and financial services, 24/7 live community support, and complete landscaping and property maintenance services, Seacrest has the resources and knowledge to tailor a custom management plan for your community association.

As a proud recipient of the Diamond Level Readers’ Choice Award for both our property management and landscape services for the seventh year in a row, we would like to thank you for honoring us with your vote and trusting our services for over 50 years!

Discover the Seacrest difference for your community and let us “Lead Your Community into the Future” today!

For more information on Seacrest Services, contact us at 561-697-4990 or visit us at www.seacrestservices.com.

Seacrest Southwest

Diamond Level Winner—Management Companies (Winner 2025 and one previous RCA win)

The Seacrest Southwest mission is to guide and propel Southwest Florida communities toward a thriving and successful future. This journey involves harnessing technological advancements, providing efficient management and oversight for our partner communities, and serving as a reliable professional

resource for board members.

At Seacrest Southwest, we believe in providing a total quality management approach toward management and services to our customers. Defining the desired results, identifying the appropriate means, and implementing systems of measurement while continuously seeking improvement all become underlying foundations of this approach.

We set ourselves apart through resolute 24/7 customer service and hospitality, robust accounting and reporting capabilities, a steadfast focus on total quality management, tailor-made solutions, cuttingedge technology integration, and our family-owned, locally driven decision-making. These aspects collectively solidify our position as leaders in the industry.

Through dedicated performance and a commitment to excellence for over 40 years, Seacrest Southwest stands as the premier leader in full-service community association management in Southwest Florida.

For more information on Seacrest Southwest, contact us at 239-261-3440 or visit us at www.SWPropMgt.com.

Securitas USA

Diamond Level Winner—Safety and Security (Winner 2025 and four previous RCA wins)

Securitas, the leader in protective services, elevates security with an unrivaled focus on clients and officers, the transformation of service delivery, and continuous solution innovation. Our forwardthinking approach leverages advanced technology to track, monitor, and respond to vulnerabilities, preventing them from posing a threat to your assets.

We organize our expansive array of services into six pillars: on-site guarding, mobile guarding, remote guarding, electronic security, fire and safety, and corporate risk management. As one of the largest providers of private protective services across the globe, we are uniquely qualified to provide a customizable suite of solutions that perfectly fits your needs.

At the forefront of our toolkit is our industryleading guard management and reporting tool, SecuritasVision. SecuritasVision allows clients to monitor the performance of their security program in real time. It also allows us to track assets, communicate with officers at a moment’s notice, and analyze trends while developing proactive procedures based on verifiable data. This user-friendly software keeps us ahead of the curve when guarding facilities and communities,

Locally

& Operated

enabling us to prevent emergencies and assess risks before they become threats.

Protect what matters most by contacting Mike Peters (Senior Business Manager—Florida) via email at Michael. Peters@SecuritasInc.com or by phone at 407-793-6438.

Sentry Management

Diamond Level Winner—Management Companies (Winner 2025 and 11 previous RCA wins)

At Sentry Management our purpose is to nurture communities we are all proud to call home. Our reliable services and teambased approach put our communities first, consistently enhancing property values by supporting the board’s endeavors and improving the lifestyles of residents. As we’ve grown

over the last four decades to become one of the nation’s largest full-service management companies, we have never forgotten that our roots are always local, and our community always comes first.

Sentry Management makes six distinct promises to every community we serve, ensuring we deliver on what matters most to board members: providing reliable communication, facilitating great meetings, being present in the community, delivering on-time and accurate financial reports, offering streamlined vendor coordination, and providing simplified technology solutions.

Headquartered in Florida with 14 offices in the Sunshine State alone, Sentry Management’s team of over 1,000 experienced professionals embraces the honor to serve our communities every day. We empower our community managers with comprehensive training, dedicated support teams, and constantly evolving technology. Sentry even boasts a dedicated and robust training and development department known as Communities College, which provides high-quality in-house onboarding and ongoing training for Sentry employees as well as our board members.

Underscoring our commitment to company culture and employee engagement, USA Today named Sentry Management a National Top Workplace in 2024, and the Orlando Sentinel has named Sentry Management a Top Workplace in Central Florida the past two years running.

We care deeply for the communities we serve and inspire our Sentry team members to further support these communities through our philanthropic program known as “Giving Smiles.” Sentry also donates to local charitable organizations, raising over $100,000 per year through fundraising events. Sentry Management was also named one of the top philanthropic companies in Central Florida by the Orlando Business Journal for the past five years.

For more information on community association management services, locations, and careers at Sentry Management, call 407-788-6700 or visit www.sentrymgt.com.

SOCOTEC

Diamond Level Winner—Construction, Engineering, and Building Services

(Winner 2025 and ten previous RCA wins)

SOCOTEC, a leading TIC (testing, inspection, and certification) company, optimizes the integrity and sustainability of built assets through highly technical consulting services. Our clients rely on our holistic teams of engineers, architects, expert witnesses, and

construction advisors to solve their most complex challenges throughout the entire lifecycle of a project, around the globe.

SOCOTEC has an extensive proven track record of meeting our clients’ aesthetic and performance goals while never losing sight of the end user experience. SOCOTEC has great knowledge of the Florida market for the past 29 years and is well versed in all phases of the built environment, from construction projects to upgrades, maintenance, or repositioning of existing buildings. Our experienced team guides clients through the most technical issues related to the design, procurement, and execution of building envelope systems and develops project-specific, industry-proven, durable, and sustainable design solutions.

As always, it’s our privilege to serve each of you and your associations.

SOCOTEC is an international company, with 1,100 employees in 25 countries, and values commitment and excellence, entrepreneurship and innovation, accountability, and social responsibility.

For more information on SOCOTEC, call 239-514-4100 or visit www.socotec.us.

SOLitude Lake Management

Diamond Level Winner—Lakes, Pools, and Outdoor and Property Services (Winner 2025 and six previous RCA wins)

At SOLitude Lake Management, we believe clean, beautiful lakes promote good health, happiness, and meaningful experiences. Of course, everyone wants a beautiful lake; but achieving clean water is hard, which is why

SOLitude uses science-backed solutions to take care of algae, weeds, shoreline erosion, and other water quality issues so you can avoid the frustrations and your community can enjoy their water.

Prioritizing the health of community waterbodies raises property values and increases the desirability of residential areas. Well-managed water resources also instill a sense of peace and connectedness among residents.

Our team of lake management professionals partner with communities throughout Florida to implement sustainable, eco-friendly lake management solutions like water quality testing, fountains and aeration, buffer management, nutrient mitigation, lake mapping, sediment removal, and algae management to maximize enjoyment and nurture community well-being.

For more information, contact SOLitude Lake Management at 855-534-3545 or visit www.solitudelakemanagement.com.

Southern Chute

Diamond Level Winner—Property Services (Winner 2025 and nine previous RCA wins)

Southern Chute was born in 2001 when brothers Chet and Sandy Ribner saw the need for a system to clean trash chutes in highrise buildings. Once they began cleaning chutes, they saw that there was an almost greater need for repairs to the chute doors and the chutes themselves.

In 2004 we purchased our own warehouse/ office space in Fort Lauderdale, and in 2012 we opened our office in Fort Myers. In the last 24 years we have grown from humble beginnings to the following:

• Offices on both coasts to service the east and west coasts of Florida

• State-licensed sheet metal contractors

• Our website www.trashchuteparts.com selling UL-rated trash chute doors and parts, all over the country

• Manufacturing of our own highly rated and tested trash chute doors

• A team of 24 employees

• Leading specialists in replacement of trash chutes in existing buildings

• Still family-owned and -operated

In addition to trash chute cleaning and door repairs, we offer a wide range of options for odor control in trash rooms, replacement of partial or entire trash chute systems, and dryer vent cleaning.

Joanna became president in 2016, with Sandy as VP. As buildings soar higher and higher on the skyline, Southern Chute will aim higher to meet our customers’ expectations—and to continue to be Diamond Award Winners!

For more information on Southern Chute, call 866-475-9191 or visit SouthernChute.com or www.TrashChuteParts.com

Sovereign & Jacobs Property Management Companies

Diamond Level Winner—Management Companies (Winner 2025 and five previous RCA wins) Association Management—We are honored to be recognized by our community members as a Diamond Level Readers’ Choice

Award winner six years in a row! Our team excels at helping homeowners create solutions for the unique situations that arise.

We understand board members fill a timeconsuming and often thankless volunteer position. This is where S&J shines—we do all the heavy lifting to ensure our board members are the decision makers of the association, not the laborers.

Rentals—We also invite you to explore our comprehensive rental services. Whether you’re seeking a weekend retreat or a prolonged stay, our diverse portfolio caters to your every need. Immerse yourself in the coastal charm of St. Augustine and the pristine beaches that surround it.

Ready for an exceptional retreat? Visit our website at www.sjhoa.com or call 904-461-5556 today.

St. Moritz Security Services

Diamond Level Winner—Safety and Security (Winner 2025 and two previous RCA wins)

The Florida Community Association Journal ( FLCAJ ) has highlighted a remarkable trend in the

Property management is a balancing act.

When you lead your community on a path of change, every decision is an important one. With competing priorities, juggling it all as a community leader can seem complex. But it doesn’t have to be. Our local team has the expertise and solutions to anticipate your needs and respond. Our service-first philosophy means we don’t stop until what’s complicated becomes uncomplicated.

Welcome to life, simplified.

Visit LifeSimplified.com

annual Readers’ Choice Awards, particularly in the Safety and Security category.

In 2023 St. Moritz Security claimed the Platinum Level award, which reflects an impressive secondplace finish. But in 2024 they surpassed expectations by winning the prestigious Diamond Level award. Now we are proud to announce that the St. Moritz Security team has done it again—they’ve earned the Diamond Level award for residential Safety and Security in 2025 as voted on by the esteemed readers of the FLCAJ

St. Moritz has now earned back-to-back top finishes, a feat that speaks volumes about the consistent quality, trust, and professionalism of this 43-year-old, American-owned company. With nearly 6,000 security professionals nationwide, St. Moritz’s unwavering commitment to security excellence continues to set them apart. This award is a direct reflection of the expertise and dedication of both their management team and security officers who prioritize the safety and peace of mind of the communities they serve.

The voices of property managers, board members, and homeowners across Florida have clearly spoken in this year’s Readers’ Choice Awards. St. Moritz has rightfully earned their place as a top choice for security services, reinforcing their leadership in the industry.

Congratulations to St. Moritz Security on this extraordinary achievement! We look forward to seeing your continued success and the positive impact you will undoubtedly have in the years ahead.

For more information about St. Moritz Security Services, call 239-537-1711 or visit www.smssi.com

Stone Building Solutions

Diamond Level Winner—Construction, Engineering and Building Services and Property Services (Winner 2025 and four previous RCA wins) No Stone Unturned. No Dollars Wasted. At Stone we move mountains—of liability, cost, and stress—off your plate and into your reserves. We’re the Navy SEALs of properties; minus the military price tag, but just as elite.

Why juggle five companies when one Stone does it all? Our one-stop powerhouse delivers engineering, reserves, claims, and appraisals—in one expert inspection: faster, cheaper, and smarter than hiring five firms. We don’t just stamp reports—we build, monitor, and protect buildings. Over $1 billion recovered, 200-plus years of expertise, and zero wasted time. What we do best

Engineering & Recertifications

Simply, are you safe? We stretch your budget without cracking your finances. We find everything in Phase I to keep you out of Phase II. Do you need Phase II? We nail the right scope, contractor, and cost—no guesswork.

Reserve Studies

No board wants a surprise assessment. We replace panic with stone-cold reserves. Out of 612 reserve specialists in the U.S., two work for us. We stretch every dollar to keep boards happy and condominiums pristine.

Valuation Appraisals

Insurers want “the right” premiums. You need exact coverage.

We measure down to the last inch, so you’re neither overpaying nor underinsured.

Damage Claims

Insurance adjusters work for insurers. We work for YOU. Since ‘99—on 100% contingency. No upfront cost, just maximized fairness.

One call. One Stone. One total solution. Let’s rock. For more information about Stone Building Solutions, email pr@stonebldg.com, call 800-892-1116, or visit stonebldg.com.

Storm Smart

Diamond Level Winner—Disaster Restoration (Winner 2025 and two previous RCA wins)

Florida’s Leader in Outdoor Enhancement & Hurricane Protection

Since 1996 Storm Smart has been the trusted name in outdoor enhancement and hurricane protection, with over 100,000 home installations. We proudly deliver innovative solutions that blend functionality, aesthetics, and peace of mind.

Storm Smart designs, manufactures, installs, and services Storm Catcher® Screens, Roll Down Shutters, and Accordion Shutters with strict quality control, ensuring superior performance at every step. Your

safety is our top priority, and we adhere to the highest industry standards to ensure your protection. In addition to the best products and services, you can expect exceptional safety protocols and world-class customer care from our expert field teams and dedicated office staff.

For more information about Storm Smart, call 888-7115616, or visit www.stormsmart.com

The ERRO Group

Diamond Level Winner—Financial Services (Winner 2025)

The ERRO Group is a trusted leader in community association accounting services. With 20 years of combined experience in the community association accounting sector, The ERRO Group specializes in delivering tailored services to meet the unique needs of every community association. Our firm empowers boards and property managers with expert support, helping communities thrive through reliable accounting and reporting services.

We are proud to be a Diamond Level winner of the 2025 Florida Community Association Journal Readers’ Choice Awards and extend our gratitude to our valued clients and the FLCAJ for their trust and recognition.

For more information or to request a proposal from The ERRO Group, email info@theerrogroup.com or visit www.theerrogroup.com.

Towers Property Management

Diamond Level Winner—Management Companies (Winner 2025 and 11 previous RCA wins)

Towers Property Management is owned by Benjamin Isip, CMCA, AMS, and president; and Emily Towers Isip, CMCA, AMS, and vice president. They serve associations in Orange, Seminole, and Osceola Counties. Towers Property Management provides full-service management for homeowners’ associations, condominiums, and townhome communities. For the selfmanaged community, they offer consulting and bookkeeping services. Their mission is to provide association clients with professional, personal customer service; experience and access to resources; and the support needed to help them reach their strategic goals. Towers’ goal is to provide personal service beyond expectations in a climate of excellence and quality.

For more information on Towers Property Management, call 407-730-9872 or visit www.towerspropertymgmt.com.

Trident Management

Diamond Level Winner—Management Companies (Winner 2025)

Trident Management excels in providing exceptional on-site and portfolio community association management services for condominiums, co-ops, and HOAs. With a focus on personalized attention and innovative solutions, Trident Management strives to ensure that each community they manage operates smoothly and efficiently. Their team of experienced professionals is dedicated to delivering high-quality service, from financial management to maintenance and resident engagement. Trident Management’s commitment to excellence and customer satisfaction makes them a trusted partner for community associations looking to enhance their operations and improve the quality of life for their residents. By leveraging their extensive experience and cutting-edge technology, Trident Management consistently delivers outstanding results, fostering a sense of community and enhancing property values.

For more information about Trident Management, call 305-535-7599, email info@tridentmiami.com, or visit www.tridentmiami.com.

Truist Association Services

Diamond Level Winner—Financial Services

(Winner 2025 and nine previous RCA wins)

Your property management and association financial specialists

Let Truist Association Services

handle all your association’s financial needs—from payment coupon books and statements to accurate payment processing and reporting. In addition, our Web Vault service allows you to manage your association services from one safe, centralized location. Homeowners have six ways to pay including ACH and online. We also offer association loans and credit lines for association repairs, renovations, or insurance premium financing. With more than 38 years of association industry experience, we offer products and services you can trust.

Member FDIC; All loans and credit lines are subject to credit approval.

Call us toll free at 888-722-6669 or visit Truist.com/AssociationServices

Tutwiler & Associates Public Adjusters

Diamond Level Winner—Financial Services (Winner 2025)

Established in 1984, Tutwiler & Associates Public Adjusters is a highly regarded, licensed insurance

claims adjusting firm that works exclusively for associations and their residents. Our property damage adjusters will remove the stress of dealing with insurance company red tape, freeing you to focus on more important association issues. Our adjusters are known for their expertise, attention to detail, client service, and results. If being treated fairly and getting paid quickly are important to you, consider hiring an experienced adjuster to represent your best interests and manage your claim.

As a Florida-based public adjusting firm, we are committed to public service and strive to educate our clients about commercial and residential windstorm and hurricane losses, flood damage, fire, smoke and water damage, collapse, hidden decay and mold losses, sinkholes, loss of stock, and business interruption. Our mission is to provide our clients the very best professional insurance adjusting, loss consulting, and appraisal services available. We pride ourselves in providing this service based on our ethics, experience, integrity, loyalty, and professionalism. To gain a more in-depth understanding about how we work see our Claims Representation - How it Works page.

Tutwiler & Associates Public Adjusters Inc. has been named a top public adjusting firm. Licensed to practice public adjusting in Florida, Tutwiler & Associates maintains an executive office in Tampa, with additional offices strategically located across the state to better serve policyholders.

For more information about Tutwiler & Associates, call 800-321-4488 or visit www.PublicAdjuster.com

Velocity Engineering Services LLC

Diamond Level Winner—Construction, Engineering, and Building Services (Winner 2025 and seven previous RCA wins)

Velocity Engineering Services is grateful to be awarded the Diamond Level Readers’ Choice Award. We want to thank everyone for all your votes, and we appreciate the relationships we have built with all of you. Our success wouldn’t be possible without our valued supporters.

Founded in 2013, Velocity is celebrating 12 years in business during 2025! We continue to provide concierge engineering services for clientele who value quality work and exceptional customer service. Velocity offers a wide range of consulting services for

J. Pacitto, P.E., has served as a board member on HOA and condominium associations. This experience gives Velocity an understanding of association operations that is unmatched by other engineering firms.

For more information on Velocity Engineering, call 239-689-1474 or visit www.velocityengineering.net.

Vesta Property Services

Diamond Level Winner—Management Companies (Winner 2025 and seven previous RCA wins)

Florida’s most trusted community management company, Vesta Property Services, is an industry leader in homeowners’ associations, condominium associations, property associations, and amenities management. Our fully staffed local offices employ more than 1,500 professionals,

Customized Services You Can Count on

At Vesta we understand every community is unique and has different needs based on size and location. Our more than 25 years of experience in community association management allow us to offer services specific to each individual client. In addition, we provide free educational opportunities for all our board members and residents through webinars, legislative updates, and more!

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

Licensed CAMs Available in Every Community

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

For more information on Vesta Property Services, contact us at 877-988-3782 or visit VestaPropertyServices.com

Xfinity

Diamond Level Winner—Technology and Communications (Winner 2025)

customer experiences, Xfinity delivers connectivity options for millions in Florida. Xfinity has been a trusted partner in this community for decades, providing awardwinning solutions that meet the evolving needs of its valued customers across the state. From flexible bundle services for families to customized connectivity solutions for entrepreneurs, Xfinity has the best-in-class services for all. With Xfinity communities, property managers can give their residents easy access to the fast, reliable connectivity they need and prepare their properties for the future.

The company continuously invests in optimizing the customer service experience, focusing on innovations, reliability, and personalized support. By leveraging state-of-the-art technology such as the Xfinity app and 24/7 virtual assistant tools, Xfinity ensures seamless connectivity year-round. Its dedication to superior service extends to community outreach and digital equity initiatives, bridging the digital divide for underserved communities. To date, Comcast has activated 94 free, WiFi-connected Lift Zones in community centers in Florida and connected over 1,500,000 lowincome residents to the internet.

To learn more about Xfinity’s wide range of products, including its latest prepaid NOW services, visit www.xfinity.com

Xfinity, a longtime and trusted brand of Comcast, is a provider of internet, entertainment, mobile, business, and home security services. With a steadfast commitment to delivering cutting-edge technology and exceptional

congratulations to our 2025 RCA Winners!

Antimidators Inc.

Platinum Level Winner—Pest Control (Winner 2025 and six previous RCA wins)

Antimidators Inc.® specializes in pest control and wildlife management for community properties throughout Central and Southwest Florida. Our integrated pest management (IPM) approach provides control methods that incorporate sanitation, exclusion, modification or elimination of habitats, biological control, and the selective use of pesticides.

We understand the level of service required and provide rapid responses to improve the quality of life for residents by partnering with building managers

and property management firms to solve problems and limit call backs.

Antimidators specializes in the control and management of all Florida pests, including general household pests, armadillos, bats, birds, bees, cane toads, ducks, iguanas, mosquitoes, rabbits, rodents, trap and seal, woodpecker hole repair and deter, and more! We are family-owned and a Florida Certified Women/Minority (WMBE) firm.

For more information on Antimidators Inc., call 239-986-0470, email info@antimidators.com, or visit www.antimidators.com.

BrightView Landscapes of Naples

Platinum Level—Landscaping (Winner 2025 and two previous RCA wins)

BrightView Landscapes has been serving the Southwest coast of Florida for over 35 years. Leading the industry in commercial land -

scaping and specializing in its HOA communities, we serve thousands of communities across the state.

Our expansion into the Naples area has been our most successful yet.

Marcus May and his team have transformed the way landscaping can be done in this area. His team has quickly established itself as a leading landscaping service provider, focusing on delivering exceptional customer service and unmatched quality. Our approach goes beyond simply maintaining beautiful landscapes—we prioritize forging meaningful relationships with both our clients and the community. BrightView offers a full spectrum of landscape services, not only in the Naples community but across the state as well.

Our attention to detail, from lawn care to more complex landscape designs, sets us apart as true professionals in our field. We have taken a unique approach to customer engagement by prioritizing open communication. This level of engagement builds trust, making customers feel valued and appreciated.

In every project, BrightView goes the extra mile to ensure not just beautiful landscapes but a lasting partnership with their clients. Our focus on customer service and quality makes us a standout choice in the Naples area.

For more information about the company and what we can do for you, please visit www.brightview.com or call our local office at 239-234-6638 .

Cane Catcher®

Platinum Level Winner—Pest Control (Winner 2025 and three previous RCA wins) Protect Your Communities’ Beloved Pets!

increasing its range in Florida. Cane Catcher® provides property managers with a solution for communities that are being invaded. We work with your preferred pest provider to install and monitor our trapping system to control the cane toad population community-wide.

Ideal for Community Cane Toad Control

Each female cane toad lays approximately 30,000 eggs per season, allowing them to quickly establish an unwanted presence in communities. Cane Catcher® can effectively reduce community cane toad populations up to 90 percent! The patent-pending design makes it easy to use with a touchless disposal feature.

Cane Catcher certified vendor partners that offer monitoring and disposal service are available on our website at www.CaneCatcher.com, or email info@canecatcher.com.

Cool Roof Foam and Coatings

Platinum Level—Roofing (Winner 2025)

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

Poisonous to domestic pets, cane toads are an invasive species that is rapidly

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

NASA has contracted with us on multiple, multimillion-dollar SPF and silicone roof projects. Their buildings protect the historical Saturn V Rocket & Atlantis Space Shuttle among other high-value assets,

and NASA trusts SPF and silicone. NASA performs contractor due diligence vetting like no other industry on the planet and chose Cool Roof Foam and Coatings for a reason: We’re the top contractor in our field. So, if NASA trusts us, that’s a great sign for you, right?

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

East Coast Pools & Spas

Platinum Level—Lakes, Pools, and Outdoor (Winner 2025 and one previous RCA win)

Tom Gilbert, founder of East Coast Pools and Spas, has built a thriving business from humble beginnings. Starting at 18, Gilbert’s journey in the pool industry began with a job at Pinch-APenny. His entrepreneurial spirit led him to grow his business from pool cleaning to service calls and eventually pool construction. By age 27 he earned his contractor’s license and honed his skills working with top subcontractors. Over the years East Coast Pools has earned multiple awards, including FSPA Design Awards and the Daytona Beach News- Journal’s Best of the Best Award. Gilbert’s commitment to in-house construction ensures exceptional quality and customer satisfaction. Passionate about innovation and community, Gilbert continues to lead the industry with dedication and expertise.

For more information about East Coast Pools & Spas, call 386-451-2445, email contact@eastcoastpoolsandspas. com, or visit www.eastcoastpoolsandspas.com

Epic Forensics & Engineering

Platinum Level Winner—Construction, Engineering, and Building Services (Winner 2025 and three previous RCA wins)

Epic Forensics and Engineering is a fullservice engineering consulting firm specializing in 558 association turnover reports, expert witnesses, Florida Senate Bill 4-D—milestone inspections and structural integrity reserve studies, structural condition assessments, and 40/50-year recertifications of mid- and high-rise luxury

condominiums, residential communities/buildings, marinas, parking structures, and skateparks. Our engineers and specialists help community associations, attorneys, developers, and insurance companies nationwide to determine all the facts when they’re faced with building system malfunctions, structural defects and corrosion, wind and water damage, or maintenance and code compliance issues. We can help you determine the real cause of damage and come up with a rock-solid list of deficiencies for planning and implementation of immediate, short-term, and long-term repairs.

For more information on Epic Forensics & Engineering, call 561-581-8800 or visit us at www.EpicForensics.com

Flake It Now

Platinum Level Winner—Floor Coatings (Winner 2025) Flake It Now is Southwest Florida’s trusted provider of premium epoxy flake flooring solutions, specializing in residential and commercial spaces. As a fully insured, familyowned business, we take pride in transforming garages, driveways, lanais, pool decks, and more with durable, UV-resistant coatings. With over 100 customizable flake color combinations, including the option to create a custom blend, we tailor each project to fit your style and needs.

Our expert installations use industrial-grade materials, offering long-lasting beauty and easy maintenance. Voted “Best of North Port 2024” and “Best of Florida 2024” for flooring, we’re committed to excellence in both craftsmanship and service. Contact us today for a free same-day or next-day estimate, and experience why Flake It Now is Florida’s premier choice for epoxy flooring.

For more information about Flake It Now, call 941-7690421, email flakeitnow@gmail.com, or visit flakeitnow.com.

GCI Consultants

Platinum Level Winner—Construction, Engineering, and Building Services (Winner 2025 and eight previous RCA wins)

GCI Consultants is an engineering consulting firm specializing in every aspect of the building envelope. We offer expertise in building envelope

engineering and consulting; construction defect litigation; storm damage claims; forensic investigations; and new construction consulting, quality assurance inspections, and performance field testing. The team has spent more than 36 years identifying and helping solve complex building envelope problems for commercial, institutional, and residential clients. Our accreditation by the Fenestration and Glazing Industry Alliance (FGIA) as a certified AAMA field test agency and approval as a testing laboratory by Miami-Dade add another layer of confidence to our clients seeking the highest level of quality assurance in building envelope performance.

GCI’s building envelope professionals are qualified to provide the following services:

• Building envelope engineering and consulting

• Storm damage evaluations and claims support

• Construction monitoring

• Design assistance and peer review of construction documents

• Due diligence surveys

• Expert witness and litigation services

• Façade, roofing, and waterproofing condition assessments

• Performance field testing

• Forensic evaluations

• Quality assurance (QA) inspections

• Review of shop drawings and calculations

• Water leakage investigations

For more information on GCI Consultants, please call 561-872-2994 or visit www. gciconsultants.com

Howard

J. Miller Consulting Engineers

Platinum—Construction, Engineering, and Building Services (Winner 2025 and six previous RCA wins)

Howard J Miller Consulting Engineers, Inc., is Southeast Florida’s trusted leader in condominium structural inspections, serving associations for over 30 years. Our expert engineers and inspectors guide communities through complex Florida Building Code requirements, handling milestone and recertification processes with local building departments from Miami-Dade to Vero Beach. We offer comprehensive inspections, from balconies and railings to roofing and concrete columns, ensuring projects stay within scope and budget.

“Miller Engineering” provides trusted oversight for restorations, navigating necessary concrete repairs. Our commitment to quality and professionalism has earned the confidence of managers and contractors, ensuring optimal building conditions.

Visit www.howardjmiller.net for more information or call our Office Manager, RoseMarie, at 561-392-2326 to schedule an engineering consultation.

LJ Services Group

Platinum Level Winner— Management Companies (Winner 2025 and three previous RCA wins)

More than just managing… We are a licensed community association management company dedicated to providing unique community and customized services.

We have been in the business since 2000 and have managed several different sizes of communities. We dedicate ourselves to maintaining property values as well as services and promise to help associations save money wherever possible. As a previous board member and a condominium owner, the owner of this company is aware of what is needed and wanted by the owners and dedicates herself to promote this within the business and among her employees to better serve the communities we manage. We provide administrative, financial, property management, property maintenance, and web site support.

For more information, call 305-864-2790 or visit www.ljservicesgroup.com.

Poliakoff Backer

Platinum—Legal Services (Winner 2025 and eight previous RCA wins)

For more than 30 years, attorneys of Poliakoff Backer, three of whom are Florida Bar boardcertified specialists in condominium and planned development law, have provided legal services to hundreds of South Florida community associations.

For more information on Poliakoff Backer, call 800-251-3562, email kbacker@pbattorneys.com, or visit www.pbattorneys.com

Summit Broadband

Platinum Level Winner—Technology and Communications (Winner 2025)

Connecting Florida for Over 30 Years

We are humbled and proud to be recognized as a Platinum Level Readers’ Choice Award winner. This is our first year being nominated, and we are thankful for the support of readers.

Summit Broadband is committed to enhancing

lives by connecting people with cutting-edge technology. As a Florida-based, fiber-optic telecommunications provider, we deliver high-speed internet, TV, and phone services to homes and businesses while supporting enterprise and wholesale customers with ethernet and dark-fiber transport. With over 5,000 route miles of fiber and deep investments in Florida’s infrastructure, we’re proud to serve and strengthen more than 300 residential communities across the state.

Our Florida-only focus ensures that our employees—who live and work here—provide personalized, responsive service tailored to the unique needs of Florida families and businesses. As a local provider, we remain agile, solving challenges quickly and offering solutions that truly work.

As a leader in modernizing Florida’s telecommunications infrastructure, we’re shaping the state’s future through innovative technology. Summit Broadband’s mission is to foster better connections—not just with technology, but between people, families, and communities.

At Summit Broadband, service comes first. Our customers are more than clients—they’re our neighbors, friends, and family. We listen, respond, and deliver reliable, intuitive solutions to simplify telecommunications. We are here to help Florida grow now and thrive. Together, we’re building stronger connections today for a brighter tomorrow.

For more information about Summit Broadband, email bulk@summitbb.com or visit summitbb.com/communities.

Swaysland Professional Engineering Consultants

Platinum Level Winner— Construction, Engineering, and Building Services (Winner 2025 and nine previous RCA wins)

Swaysland Professional Engineering Consultants Inc. was established in 1990 to assist property managers, owners, contractors, and lenders in the solution of a wide variety of building and construction problems. We are licensed professional engineers and special/ threshold inspectors in the state of

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Stops Leaks, weather resistant and waterproofs

Light weight, monolithic and no seams

Superior Insulating properties and reflectivity

U.L Listed and Factory mutual approved

Easy to Maintain is

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Florida. Our typical project role includes performing inspections of existing building systems, assessing current conditions, estimating remaining service life, preparing repair plans and specifications, conducting the bid process, and performing site observations of the repair work in progress. We have extensive experience in concrete restoration, waterproofing, roofing, painting, structural strengthening, building recertifications, and milestone inspections.

Certainly, not all projects go according to the original plan, particularly when working on existing buildings. We possess the people and technical skills necessary to keep the construction team (owner, property manager, contractor, and engineer) working together towards the common goal of a successful project. We have completed thousands of successful projects and look forward to working with you on your next project.

Swaysland Professional Engineering Consultants Inc. was established in 1990 to assist property managers, owners, contractors, and lenders in the solution of a wide variety of building and construction problems. We are licensed professional engineers and special/threshold inspectors in the state of Florida. Our typical project role includes performing inspections of existing building systems, assessing current conditions, estimating remaining service life, preparing repair plans and specifications.

For more information about Swaysland Professional Engineering Consultants, call 954-473-0043 or visit www.swaysland.com.

Tap2Open

Platinum Level Winner—Safety and Security (Winner 2025 and three previous RCA wins)

Tap2Open is a smartphone app to control access for gated communities. Residents can send invitations via email or text message. Guests can let themselves in when they arrive without waiting in line for the guard or using a call box. They simply click on a link in the message, and it opens the gate. It works on doors, too. Best of all, guests don’t have to install an app. Residents can also use their smartphones to open the gates like a remote!

Guests can only open the gate during the time period(s) specified in the invitation. The system logs every entry and will send the resident a notification when the guest arrives. All administration is done through an easy-to-use browser interface.

This can work standalone or with existing systems like RFID scanners, guards, remotes, or bar code readers. We also have a module for guards and a keypad option for people without smartphones. It’s also an intelligent replacement for call boxes.

Waiting in line at the guard station or call box is a major inconvenience and a complete waste of time for your guests. Eliminate the wait at the gate!

For more information on Tap2Open, call 561-740OPEN (6736) or visit about.tap2open.com.

Unicoat Industrial Roofing Corp.

Platinum Level Winner—Roofing (Winner 2025 and three previous RCA wins)

Thank you for selecting Unicoat as a Platinum Level Readers’ Choice Award winner. It is a proven fact, when it comes to selecting a roofing contractor, Unicoat Industrial Roofing Corporation has your best interest in mind; whether before, during, or after finishing a project, we strive to exceed your expectations.

With more than 40 years of experience in success-

congratulations to our 2025 RCA Winners!

fully working with condominium owners such as yourself, Unicoat provides the following:

• Unicoat’s spray polyurethane foam system is recognized by all major insurance companies. Spray polyurethane foam is Florida Building Code/Miami-Dade approved and classified as a new roof.

• We are fully licensed and insured.

• All crew members are fully trained and employed by Unicoat.

• Our equipment is the latest in application technology designed for performance and efficiency, allowing superior quality, lower costs, and shorter completion times.

• Unicoat is certified to install all major coating systems, specializing in roof restorations.

• We provide the best available guarantee thanks to

our close relationship with high-quality manufacturers.

• Unicoat carefully plans and establishes job details such as safety and scheduling, so we can set proper expectations before project begins.

• From materials and workmanship to ongoing preventive maintenance programs, Unicoat has you covered!

Request your free no-obligation roof inspection today. Call 800-510-7661

U.S. Century Bank

Platinum Level Winner—Financial Services (Winner 2025 and seven previous RCA wins)

Established in 2002, U.S. Century Bank is one of the largest community banks headquartered in Miami and in the state of Florida, with $2.3 billion in assets. The bank is dedicated to serving the financial needs of South Florida’s homeowners’ associations and property managers through a network of 10 banking center locations in Miami-Dade and Broward Counties and through its

online banking platforms.

U.S. Century Bank is the association’s one-stop shop— from lockbox and coupons to online payments and term loans with fixed rates, our association banking services align with your community’s budget. Let us be your financial partner.

For more information about U.S. Century Bank, call 305-7155181 or visit www.uscentury.com. We look forward to working with you.

Waterfront Services Inc.

Platinum Level Winner—Concrete (including Balconies & Railings)

(Winner 2025)

WSI is a fullservice general contractor dedicated to project excellence. Our team leverages cutting-edge technologies to provide innovative solutions and exceptional value. We pride ourselves on personalized service, emphasizing communication and accessibility. Throughout the project life cycle, we collaborate with property managers, HOAs, building owners, engineers, and architects to ensure seamless execution and outstanding results.

Concrete Restoration and Structural Repairs—We provide tailored solutions for each project, from minor repairs to full-scale restorations, with a focus on structural integrity.

Painting, Waterproofing, and Caulking—Our meticulous preparation and quality products ensure a durable, professional finish that extends a structure’s useful life.

Plaza and Pool Decks, Pools, and Fountains—We repair and restore concrete plaza and pool decks, fountains, decorative stone, and tiling.

Balconies and Railings—We install modern and visually appealing railing systems that meet the strictest safety standards.

Doors and Windows—Our expert installations enhance building aesthetics and energy efficiency.

For more information about Waterfront Services Inc., call 561-721-2902, email info@wsifl.net, or visit www.wsifl.net.

WeatherTight Systems

Platinum Level Winner—Roofing (Winner 2025 and three previous RCA wins)

WeatherTight Systems is a national commercial roofing company with headquarters in New Jersey and Florida. We have over 50 years of experience and specialize in commercial, condominium, HOA, and industrial roofing applications. We have completed over 50,000 projects with 100 percent client satisfaction.

WeatherTight offers spray foam roofing and insulation, modified bitumen roofing, TPO roofing, EPMD roofing, metal roofing, built-up roofing, and waterproofing. Roofing systems without fasteners, insulation joints, or membrane seams can be truly waterproof with no leaks EVER. Our energy-saving roofing systems significantly reduce heating and AC loss in commercial buildings. It’s commercial roofing that pays for itself!

WeatherTight offers free, no-obligation quotes with a comprehensive estimate from our roofing consultants. Our products and service are why we are one of the best commercial roofing contractors in the USA.

For more information about WeatherTight Systems, call 877-893-9200 or visit www.weathertightfl.com.

BrightView Landscapes has been serving the SW coast of Florida for over 35 years. Leading the industry in commercial landscaping and specializing in its HOA communities. Servicing thousands of communities across the state. Our expansion into the Naples area has been our most successful yet.

Marcus May and his team have transformed the way landscaping can be done in this area. His team have quickly established itself as a leading landscaping service provider, focusing on delivering exceptional customer service and unmatched quality. Our approach goes beyond simply maintaining beautiful landscapes —we prioritize forging meaningful relationships with both our clients and the community. BrightView offers a full spectrum of landscape services. Not only in the Naples community but across the state as well.

Our attention to detail, from lawn care to more complex landscape designs, sets us apart as true professionals in our field. We have taken a unique approach to customer engagement by prioritizing open communication. This level of engagement builds trust, making customers feel valued and appreciated.

In every project, BrightView goes the extra mile to ensure not just beautiful landscapes, but a lasting partnership with their clients. Our focus on customer service and quality makes us a standout choice in the Naples area.

For more information about the company and what we can do for you, please visit www.brightview.com or call out local office at 239 234 6638

Weiser Security Services Inc.

Platinum Level Winner—Safety and Security (Winner 2025 and three previous RCA wins)

Weiser Security Services Inc. has become an expert at providing security and access control to residential communities. We provide security to a wide range of communities, including gated communities, openaccess communities, apartment complexes, and high-rise residential buildings. With offices throughout the state and clients in almost every county, we can help with your security issues regardless of where your community is located. While some clients require a high level of security visibility, others may prefer a much lower security profile. Weiser Security professionals work closely with property management companies, property owners, and boards of directors to determine each client’s security needs. From uniformed officers to community virtual camera patrols, Weiser has the experience and knowledge to guide you through those security decisions.

For more information on Weiser Security, visit www.weisersecurity.com

Allied Property Management Group

Gold Level Winner—Management Companies (Winner 2025 and six previous RCA wins)

In our 21st year of business, Allied Property Management Group has been serving condominiums, co-ops, and HOAs in the South Florida market. The company is continually on the cutting edge of intro-

ducing new industryleading technology and providing a transparent experience for both boards and homeowners. It also offers access to time-saving and convenient online tools and account information. AlliedPMG is a full-service property management company providing portfolio as well as on-site managers, full bookkeeping services, technology solutions, maintenance staff, and all compliance and administrative functions.

As a boutique-styled company, AlliedPMG provides services throughout Palm Beach, Broward, Miami-Dade, and Martin Counties and continues to strive to provide top-tier service, guidance, and advice to clients through a direct involvement ownership approach.

For more information on Allied Property Management Group, call 866-795-8121, option #2 or visit www.alliedpmg.com/quote.

Bell Engineering and Construction

d/b/a/ BeacCorp Property Management

Gold Level Winner—Construction, Engineering, and Building Services (Winner 2025)

Bell Engineering & Construction is excited to be a first-time Readers’ Choice Award winner, and we thank all those who voted for us. We pride ourselves on turning dreams into tangible results. Our dedicated team specializes in a wide range of services, including building, general contracting, concrete restoration, and more.

We handle each condominium project with precision and expertise. Whether it’s a minor crack or a major structural repair, we’re equipped to restore the solidity and beauty of your concrete surfaces, ensuring they stand the test of time and the elements.

Our commitment to quality and attention to detail has made us a trusted name in the industry. Partner with us for your next project and experience unparalleled excellence. Contact us today for a consultation!

For more information about Bell Engineering & Construction, call 561-779-3213, email rsb@beaccorppm.com or visit www.BeacCorppm.com.

CEPRA Landscape

Gold Level Winner—Landscaping (Winner 2025 and one previous RCA win)

CEPRA isn’t just a landscape company—it’s a labor of love that grew out of decades of hands-on experience and a desire to do things differently.

Founded in 2015 by people who live and breathe this work, CEPRA remains proudly owned by its founders, not by private equity or outside investors. This independence and autonomy allow us to focus on what really matters: doing the right thing, taking care of our people, and reinvesting in their growth and well-being.

We believe in building relationships that last, partnering with clients who share our values, and continually providing advancement for our teams.

Customers, Employees, Products, Reputation, and Advancement—This is CEPRA. It is an acronym that symbolizes the source of our success and what’s needed for our brand to thrive. When we live and work by these core values, our success is bountiful. These values are the foundation of our success, and they guide every decision we make.

We’re not here to follow the crowd or chase shortcuts. We’re here to set a new standard for what a landscaping company can be: one built on trust, hard work, and a vision for the future.

Our name reminds us of our purpose every time we see it, hear it, and say it. It represents a new era and a new standard for landscaping services. CEPRA. See the difference.

For more information about CEPRA Landscape, visit www.cepralandscape.com.

Custom Reserves

Gold Level Winner—Financial Services (Winner 2025)

Custom Reserves is deeply grateful to receive this recognition as a top-tier reserve study provider. This award is not just a reflection of the work but of the trust placed in Custom Reserves to safeguard the future of your communities. Every reserve study conducted is more than

numbers; it’s about stability, sustainability, and peace of mind for homeowners and property managers alike.

Excellence in this field comes from dedication, precision, and a passion for ensuring financial security. I share this honor with my team that includes the clients. Thank you for this incredible distinction—Custom Reserves remains committed to setting the highest standard in reserve studies for years to come!

For more information on Custom Reserves, call 888-9277865 or visit www.customreserves.com

Kistemaker Business Law Group

Gold Level Winner—Legal Services (Winner 2025)

Licensed to practice in Florida, New York, and England and Wales, Kistemaker Business Law Group is a womanowned boutique law firm that launched in 2007. We specialize in legal matters related to community associations— condominiums, HOAs, individuals, mobile homes, and timeshares. In addition we are experts in real estate law and litigation, business law and litigation, construction law and litigation, and real property law and litigation as well as landlord and tenant law. This focus gives us the unique ability to provide a highly qualified niche of services to our clients. Our award-winning firm works with clients on a personal level to meaningfully address their legal situations. With decades of experience, we truly provide a big

law feel with the attention to detail, client service, and prices of a smaller firm.

Learn more at daytonabusinesslawyers.com or call today 386-310-7997.

TEKWave Solutions

Gold Level Winner—Safety and Security (Winner 2025 and two previous RCA wins)

At TEKWave Solutions we understand the challenges that property managers and HOA boards face in keeping communities secure, efficient, and running smoothly. That’s why we’re committed to providing future-ready access control solutions that take the stress out of security and visitor management—so you can focus on fostering a thriving community.

Think of TEKWave as your 24/7 digital assistant, handling gate access, monitoring, and security automation seamlessly in the background. With intuitive technology designed to stay ahead of the game, our solutions help ensure happy residents, confident managers, and a community that runs effortlessly.

By choosing TEKWave, you can trust that your community has the best systems in place— working around the clock to enhance safety, streamline operations, and create a more enjoyable living environment. We make it easy. You make it home.

Proud to be a 2025 Readers’ Choice Award winner. Learn more at www.tekwavesolutions.com

2025 readers’ choice Awards winners

Absolute Patio Furniture Restoration—Lakes, Pools, and Outdoor

Access Management—Management Companies

ADT Security Services—Safety and Security

Affinity Management Services—Management Companies

AKAM—Management Companies

Alliance Association Bank—Financial Services

Alliant Property Management—Management Companies

Allied Property Group—Management Companies

Ansbacher Law—Legal Services

AriasBosinger PLLC—Legal Services

Artemis Lifestyle Services—Management Companies

Asphalt Restoration Technology Systems—Asphalt and Paving Surfaces

Association Reserves—Financial Services

Aware Buildings—Technology and Communications

B Wise CAM—Organization

Bakalar & Associates P.A.—Legal Services

Becker—Legal Services

Best Roofing—Roofing

Blue Stream Fiber—Technology and Communications

BuildingLink—Technology and Communications

C&S Management—Management Companies

Campbell Property Management—Management Companies

Carousel Development & Restoration—Concrete (including Balconies and Railings); Painting and Waterproofing

Castle Group—Management Companies

Centennial Bank—Financial Services

Choice Property Management Group—Management Companies

Coastal Realty & Property Management—Management Companies

Cogent Bank—Financial Services

COMA of Florida Networking—Organizations

Commercial Energy Specialists—Lakes, Pools, and Outdoor

Commercial Laundries—Property Services

Complete Property Maintenance—Landscaping

Condominium Associates—Management Companies

Consult Engineering—Construction, Engineering, and Building Services

Dan Tennis Roofing—Roofing

Dania S. Fernandez & Associates P.A.—Legal Services

Ed Williams Registered Roof Consultant—Roofing

Edison Association Management—Management Companies

Eisinger Law—Legal Services

Empire Management Group—Management Companies

Envera Systems—Safety and Security

Expert Reserve Services—Financial Services

Fibernow by OpticalTel—Technology and Communications

First Alert Shutters—Property Services

First Citizens Bank—Financial Services

First Horizon Bank—Financial Services

FirstService Residential—Management Companies

Florida CAM Schools—Organizations

Florida Community Association Insurance—Financial Services

Florida Southern Roofing & Sheet Metal—Roofing

FRONTSTEPS—Technology and Communications

Garfinkel Marcell—Legal Services, Association and Construction Defect

Gerstle Rosen & Goldenberg CPAs—Financial Services

Glazer & Sachs P.A.—Legal Services

Goede, DeBoest & Cross—Legal Services

GRS Community Management—Management Companies

Herbie Wiles Insurance—Financial Services

Hoover Pressure Cleaning—Property Services

Hotwire Communications LLC—Technology and Communications

IBA Technology Consultants—Technology and Communications

ICON Management Services Florida— Management Companies

J.R. Frazer Reserves Studies & Insurance Valuations— Financial Services

Jilsa Management—Management Companies

Juda Eskew & Associates P.A.—Financial Services

Karins Engineering Group—Construction, Engineering, and Building Services

Kaye Bender Rembaum—Legal Services

Kelly Roofing—Roofing

Kent Security Services—Safety and Security

Keystone Engineering and Consulting—Concrete (including Balconies and Railings); Construction, Engineering, and Building Services

Kings III Emergency Communications—Elevators; Safety and Security; and Technology and Communications

KW PROPERTY MANAGEMENT LLC—Management Companies

Landex Resorts International—Management Companies

Lang Management Company—Management Companies

LCM Engineering—Construction, Engineering, and Building Services

Leland Management—Management Companies

M&M Property Management—Management Companies

MAY Management Services—Management Companies

McEnany Roofing—Roofing

Munyan Painting Services—Painting and Waterproofing

New Smyrna Beach Association Management—Management Companies

Next Generation Management & Accounting Services— Management Companies

NV5—Construction, Engineering, and Building Services

ONR—Technology and Communications

Osborn Engineering—Construction, Engineering, and Building Services

PeytonBolin PL—Legal Services

Plastridge Insurance—Financial Services

Popular Association Banking—Financial Services

Promar Building Services—Concrete (including Balconies and Railings); Painting and Waterproofing

RealManage—Management Companies

Regions Security Services—Safety and Security

Rick Carroll Insurance/Acentria Insurance—Financial Services

Seabreeze Erosion Solutions—Lakes, Pools, and Outdoor

Seacrest Services—Financial Services; Landscaping; and

2025 readers’ choice Awards winners

Management Companies

Seacrest Southwest—Management Companies

Securitas Security Services USA—Safety and Security

Sentry Management—Management Companies

Simpler Engineers—Construction, Engineering, and Building Services

SOCOTEC—Construction, Engineering, and Building Services

SOLitude Lake Management—Lake, Pools, and Outdoor; Property Services

Southern Chute—Property Services

Southern States Management Group—Management Companies

Sovereign & Jacobs—Management Companies

St. Moritz Security Services—Safety and Security

Stone Building Solutions—Construction, Engineering, and Building Services; Property Services

Storm Smart—Windows and Doors

The ERRO Group—Financial Services

Towers Property Management—Management Companies

Trident Management—Management Companies

Truist Association Services—Financial Services

Tutwiler & Associates Public Adjusters Inc.—Financial Services

Velocity Engineering—Construction, Engineering, and Building Services

Vesta Property Services Inc.—Management Companies

Vinteum Software—Technology and Communications

Vista Management—Management Companies

Watson Association Management—Management Companies

Xfinity—Technology and Communications

Yardi Systems—Technology and Communications

A&A Power Generators—Property Services

Acrisure Southeast—Financial Services

Amelia Island Management—Management Companies

Antimidators—Pest Control

Associa—Management Companies

Asterix Software—Technology and Communications

Bass United Fire & Security Systems—Safety and Security

Breezeline—Technology and Communications

BrightView Landscapes of Naples—Landscaping

CAI Central Florida—Organizations

Cambridge Property Management of SWFL—Management Companies

Cane Catcher—Pest Control

Cardillo Law Firm—Legal Services

Cardinal Management Group—Management Companies

CMH Management—Management Companies

Cool Roof Foam and Coatings Roofing Systems—Roofing

Daniello Companies—Concrete (including Balconies and Railings)

Devoted Restoration—Disaster, Recovery, and Restoration

DHN Attorneys—Legal Services

Don Asher & Associates—Management Companies

Douglas Orr Plumbing—Property Services

Dreux Isaac & Associates—Financial Services

East Coast Pools & Spas—Lakes, Pools, and Outdoor

Element Financial Solutions—Financial Services

Element Service Solutions— Construction, Engineering, and Building Services

Epic Forensics & Engineering—Construction, Engineering, and Building Services

Exclusive Landscaping—Landscaping

First Coast Mulch—Landscaping

FIRST ONSITE—Disaster, Recovery, and Restoration

Flake It Now—Floor Coatings

GCI Consultants—Construction, Engineering, and Building Services

Greystone Management—Management Companies

Haber Law—Legal Services

Hafer & Company CPA—Financial Services

Hands Free Security—Safety and Security

Holbrook Asphalt—Asphalt and Paving Surfaces

Home River Group—Management Companies

Howard J. Miller Consulting Engineers—Construction, Engineering, and Building Services

Hunter Claims—Financial Services

Hypower—Construction, Engineering, and Building Services

IQ Fiber—Technology and Communications

J B Painting & Waterproofing—Construction, Engineering, and Building Services

Lane Elevator—Elevators

Lippman Law Offices—Legal Services

LJ Services Group—Management Companies

m2e Consulting Engineers—Construction, Engineering, and Building Services

Mallard Systems—Roofing

Management & Associates—Management Companies

Marquis Association Management—Management Companies

Miami Management—Management Companies

Mike Douglass Trenchless Technologies—Property Services

Mullet’s Aluminum Products—Concrete (including Balconies and Railings); Roofing; Windows and Doors

Nouveau Elevator—Elevators

Pena Drain Away—Property Services

Pipe Restoration Solutions (PRS)—Property Services

Poliakoff Backer—Legal Services

Polo International—Roofing

Qualified Property Management—Management Companies

Quality Chemical Company—Construction, Engineering, and Building Services

QXC Communications—Technology and Communications

R&R Industries—Roofing

Ramco Protective—Safety and Security

Reserve Advisors—Financial Services

SageWater—Property Services

Sedgwick|Valuation Services Division—Financial Services

SEPI Painting & Waterproofing—Painting and Waterproofing

Siegfried Rivera—Legal Services

Signature Property Management—Management Companies

Smartaira—Technology and Communications

Strategic Claim Consultants—Financial Services

Summit Broadband—Technology and Communications

Sunshine Ace Hardware—Construction, Engineering, and Building Services

2025 readers’ choice Awards winners

Super Skoopers Dog Waste Removal—Pest Control

Swaysland Professional Engineering Consultants— Construction, Engineering, and Building Services

Tap2Open—Safety and Security

The Lake Doctors—Lakes, Pools, and Outdoor

The Ruggieri Law Firm—Legal Services

Think Utility Services—Property Services

Tripp Scott Law Firm—Legal Services

Tyack CPA & Company—Financial Services

Unicoat Industrial Roofing—Roofing

U.S. Century Bank—Financial Services

US ChuteLining—Construction, Engineering, and Building Services

Vantaca—Technology and Communications

Verizon—Technology and Communications

Vice Painting—Painting and Waterproofing

Waterfront Services Inc.—Concrete (including Balconies and Railings)

WeatherTight Systems—Roofing

Weiser Security Services Inc.—Safety and Security

Wright’s Impact Window & Door—Windows and Doors

Wrightway Emergency Services—Disaster, Recovery, and Restoration

YCL Management—Management Companies

Advance Roofing—Roofing

Air Duct Aseptics—Construction, Engineering, and Building Services

All Pro Construction & Concrete Restoration—Concrete (including Balconies and Railings)

All Pro Painting & Waterproofing—Painting and Waterproofing

All Window & Door Repairs—Windows and Doors

Allied Property Management Group—Management Companies

Bank OZK—Financial Services

Bell Engineering and Construction d/b/a BeacCorp Property Management—Construction, Engineering, and Building Services

BRI Consulting Corp—Roofing

Capital City Bank—Financial Services

CEPRA Landscape—Landscaping

Chalaire & Associates—Concrete (including Balconies and Railings)

Claims GPS—Disaster, Recovery, and Restoration

Condominium Advisory Group—Financial Services

Connect—Organizations

Connections Elevator—Elevators

CSW Structural Engineers—Construction, Engineering, and Building Services

Custom Reserves—Financial Services

Davenport Professional Property Management—Management Companies

Daydid Specialties—Windows and Doors

Di Masi Burton P.A.—Legal Services

Five Star Claims Adjusting—Financial Services

GateArms+—Safety and Security

Gelfand & Arpe P.A.—Legal Services

Hartman & Son Construction—Construction, Engineering, and Building Services

Hartzell Painting—Painting and Waterproofing

HOA Debt Recovery—Financial Services

Home Team Pest Defense—Pest Control

Juniper Landscaping—Landscaping

Jupiter Lawn Care—Landscaping

Kistemaker Business Law Group—Legal Services

KOVA Companies—Management Companies

Limestone Property Management—Management Companies

LRE Foundation Repair—Concrete (including Balconies and Railings)

Marsh McLennan Agency—Financial Services

Mitchell Insurance Services—Financial Services

Moritt Hock & Hamroff LLP—Legal Services

Nexus Nuisance Animal Services—Pest Control

North American Bancard—Financial Services

Northwest Exterminating—Pest Control

Pecora Corporation—Painting and Waterproofing

PEGroup Consulting Engineers—Construction, Engineering, and Building Services

Personal Touch Landscaping—Landscaping

Rapid Response Team—Disaster, Recovery, and Restoration

Renovations Property Management—Management Companies

RES Elevator Consulting—Elevators

Rosaline Mendoza CPA—Financial Services

Sika Corporation—Painting and Waterproofing

Smart Entry Systems—Safety and Security

Squeegee Squad—Property Services

TEKWave Solutions—Safety and Security

Tenant Evaluation—Safety and Security

The JD Law Firm—Legal Services

The Monitoring Center—Safety and Security

The Risk Management Group (TRMG)—Financial Services

Total Professional Association Management (TPAM)— Management Companies

Townsend Appraisals—Financial Services

Tree Legends—Landscaping

Tropic Fence—Landscaping

Truly Nolen—Pest Control

Turner Insurance Advisor Group—Financial Services

TW Elevator Solutions—Elevators

United Land Services—Landscaping

Universal Restoration of North Florida—Disaster, Recovery, and Restoration

Willie the Bee Man—Pest Control

Wintrust Community Advantage—Financial Services

Wright’s Impact Window & Door—Windows and Doors

Xtreme Landscaping—Landscaping

Zoom Drain—Construction, Engineering, and Building Services

Photo by iStockphoto.com/fizkes

The Value of Timelines in Bulk Fiber Selection: Why Planning Early Is Key for Community Success

BY JACKY HAM

For boards managing HOAs and COAs, selecting the right bulk fiber provider is one of the most impactful decisions you can make. This choice not only enhances residents’ daily lives but also boosts property values and strengthens community satisfaction for years to come. To ensure the best outcome, it’s essential to involve all stakeholders and allow enough time for thoughtful planning and execution. Starting the process early is key to achieving a seamless and successful transition.

THE IDEAL LEAD TIME

Selecting a bulk fiber provider is not a decision that can be made overnight. Ideally, the process should begin 24 months before the end of any existing service agreement (should there be one). Why such a lengthy timeline? Because getting it right takes

time—time to assemble a committee, research providers, request and gather resident feedback, evaluate proposals, and negotiate the best terms for the community. For seasonal communities, starting early also ensures that important conversations happen while the majority of residents are still in Florida. This way the board can include as many voices as possible in the decision-making process, fostering transparency, trust, and ultimately support for the final choice.

TRANSPARENCY: THE KEY TO SUCCESS

One of the first steps in the journey is sharing the exciting news with residents. Letting the community know that the board is exploring bulk fiber options sets a positive tone and invites engagement from the outset. Highlight the benefits— enhanced internet service, significant cost savings, and the convenience of working with a true partner rather than just a provider. To build trust and enthusiasm, emphasize the expertise the board is lever-

JACKY HAM, VICE PRESIDENT OF BUSINESS DEVELOPMENT, BLUE STREAM FIBER

Jacky serves as the vice president of business development at Blue Stream Fiber. She graduated from Florida State University and thought that teaching would be her future. Her path, however, took her in a different direction. Throughout her professional career, including 20-plus years in the telecommunications industry, she learned that having a love of learning and teaching are the foundation for a successful career in sales. The opportunities to meet new people every day, teach them about technology, and help them find solutions that will enrich their lives and make a difference in their communities are what Jacky loves most about her current position.

Blue Stream Fiber works with board members and property managers to help simplify the process of bringing world-class fiber-to-the-home solutions to their community. To learn more about Blue Stream Fiber, our fiber infrastructure, and whether your community qualifies to have fiber built at our cost, please contact us at 888-960-BULK or visit www.bluestreamfiber.com/ partner

aging to make this decision. Whether it’s prior experience, industry research, or partnerships with reputable consultants, residents want to know that the board is approaching the process thoughtfully and professionally. An informed community is an engaged community. Conducting surveys or town hall meetings early in the process is an excellent way to gather insights about what residents like—and dislike—about their current provider. This step not only helps the board make a more informed choice but also gives residents a sense of ownership in the process. Whether the feedback is conducted directly by the board or through a potential provider, like Blue Stream Fiber, taking the time to listen fosters trust and increases the likelihood of resident support.

THE BULK FIBER PROVIDER SELECTION PROCESS IS

ONE OF THE BIGGEST DECISIONS A BOARD CAN MAKE, BUT IT DOESN’T HAVE TO BE STRESSFUL. BY STARTING EARLY—IDEALLY 24 MONTHS BEFORE ANY

EXISTING AGREEMENT ENDS—BOARDS

CAN ENSURE THEY HAVE THE TIME AND RESOURCES NEEDED TO MAKE AN INFORMED DECISION THAT BENEFITS THE ENTIRE COMMUNITY. FROM ENGAGING RESIDENTS THROUGH SURVEYS AND TOWN HALLS TO CLEARLY COMMUNICATING THE REASONS

BEHIND THE FINAL CHOICE, A THOUGHTFUL AND TRANSPARENT

PROCESS FOSTERS TRUST AND SUPPORT.

PREPARING FOR THE TRANSITION

Once a provider is selected, the work doesn’t stop. Preparing residents for the transition is a crucial step to ensure a smooth experience. A good provider will partner with the board to handle resident communications, from installation schedules to service activation. Outlining the next steps and what residents can expect will ease any concerns and build excitement for the enhanced services to come. Blue Stream Fiber, for example, works closely with boards to manage communication throughout the process. From crafting newsletters to hosting informational sessions, providers should take on much of the heavy lifting, allowing the board to focus on community engagement and oversight.

START EARLY, FINISH STRONG

The bulk fiber provider selection process is one of the biggest decisions a board can make, but it doesn’t have to be stressful. By starting early—ideally 24 months before any existing agreement ends—boards can ensure they have the time and resources needed to make an informed decision that benefits the entire community. From engaging residents through surveys and town halls to clearly communicating the reasons behind the final choice, a thoughtful and transparent process fosters trust and support. Most importantly, it sets the stage for a smooth transition to enhanced services that will benefit the community for years to come. For boards looking to embark on this journey, remember starting early isn’t just smart—it’s essential. Begin the process now while residents are still in Florida, and give your community the time it needs to make the best decision possible. Your residents—and your future self—will thank you. n

The Responsibility of Life Safety

BY TYLER WILLIAMS AND ALLIE LUDLUM

In the world of property management, life safety isn’t just a priority—it’s a responsibility. Whether commercial or residential, a common emphasis across the board in property management is to ensure there are no gaps in building safety protocol.

For Florida’s condominiums, insight can be gathered from lessons learned by KEARNY Real Estate. At KEARNY’s Emerald Plaza in San Diego, safeguarding tenants and ensuring smooth operations in emergencies became a critical challenge. Recognizing that a security desk intercom system could face limitations during critical moments—such as when the desk was unmanned—KEARNY took the initiative to seek a more comprehensive emergency solution.

When KEARNY partnered with Kings III for elevator phone

Photo by iStockphoto.com/francescoch

monitoring, they weren’t just seeking a better system—they were future-proofing safety at their property. What followed were two real-world scenarios that validated their decision and underscored the importance of robust emergency solutions.

A SAFER SYSTEM FOR EMERALD PLAZA

Emerald Plaza, a 30-story Class A office tower, previously relied on its security team to field elevator emergency calls. While common in buildings with 24/7 on-site security, this setup carried inherent vulnerabilities. Security guards can’t always be at their desks, particularly during patrols or emergencies that demand their attention elsewhere.

Ultimately KEARNY implemented Kings III’s emergency monitoring for Emerald Plaza’s

KINGS III EMERGENCY COMMUNICATIONS

Kings III Emergency Communications has been a trusted partner for over 30 years, specializing in elevator and pool emergency monitoring. Our solutions prioritize safety, reliability, and compliance, helping properties protect residents and reduce liability. For more information, call 833-830-7773 or visit go.kingsiii.com/asme-FL.

10 elevators. The system introduced the following key advantages: Freeing up security’s time—This all-inclusive solution helped remove unnecessary burdens from security guards, opening up time to focus on the responsibilities for which they were trained and hired.

Expert response—Kings III operators are certified in Advanced Emergency Medical Dispatch (AEMD) and CPR, offering critical support during emergencies. This allowed KEARNY to ensure the best response for tenants and prepare for any upcoming situation.

24/7 reliability—Unlike manual systems, this system provides uninterrupted monitoring, guaranteeing no call goes unanswered and safeguarding KEARNY’s code compliance while delivering prompt response in the event of an emergency.

Accessibility for all residents —With support for response in over 175 languages, Kings III’s solution guarantees clear communication for diverse populations, allowing KEARNY to demonstrate their

commitment to meet the needs of a multi-cultural population and improve tenant satisfaction.

Accountability through call recording—Every call is recorded and time-stamped, and call logs are kept. In the event KEARNY needed them, these serve as essential tools for event verification, incident reporting, and legal protection.

The transition brought immediate peace of mind to KEARNY’s team, but the full value of the service became evident following two pivotal events.

ACTIVE SHOOTER DRILL: BRIDGING SECURITY GAPS

Shortly after installing Kings III’s system, KEARNY hosted a large-scale active shooter drill in partnership with BOMA (Building Owners and Managers Association) San Diego and sponsored by Kings III at their Emerald Plaza Office Tower. Designed to simulate a real emergency, the drill involved the police department, fire department, and other first responders.

During the exercise the shooter entered the elevator to travel up to one of the office tower floors, and actors playing bystanders used the elevator phones to call for help. While this scenario was a planned exercise, Kings III had experience responding to an active shooter situation with a customer in San Antonio, TX, so having bystanders call for help with the elevator phones was a key item to cover in the drill.

The scenario highlighted a critical risk: under the old intercom system, calls would have gone unanswered if security was incapacitated—a key element of the drill’s script.

KEARNY realized that their previous system not only was inefficient but also would have been a liability.

This was no longer a concern now that Kings III’s system ensured immediate response from trained operators, seamlessly bypassing the need for on-site personnel. This reliability reassured KEARNY that they were better prepared for high-stakes emergencies, including scenarios like active shooter events that are, unfortunately, becoming more frequent.

ELECTRICAL SHUTDOWN: REAL-WORLD VALIDATION

Not long after the drill, a planned electrical shutdown at Emerald Plaza highlighted the importance of Kings III’s monitoring system’s backup battery redundancy. Although tenants had been notified about the shutdown multiple times and weeks in advance, one tenant became trapped in an elevator after the power was turned off.

Had the building still utilized the previously installed intercom system, the tenant would not have been able to contact the security desk directly due to the electricity being shut down. Using the Kings III emergency phone, the tenant reached an operator, who promptly contacted on-site security via mobile phone. Security alerted the building engineer, who restored power and freed the tenant in less than 15 minutes.

Without this system, the outcome could have been far worse. Management speculates the tenant could have been trapped for 8–10 hours. Even if the tenant had used a personal cell phone to call 911, valuable first responder resources might have been unnecessarily diverted to address the situation.

ENHANCING TENANT CONFIDENCE

These events not only validated KEARNY’s decision but also transformed the tenant experience at Emerald Plaza. Tenants felt reassured knowing their safety was backed by a robust, professional system that functioned seamlessly even in high-pressure situations.

For Sonia Miró, RPA, Director of Property Management at KEARNY, the results spoke for themselves:

"We believe we can now provide the highest and best service to our tenants, knowing they have the ability to get immediate assistance in the event of an elevator issue, entrapment, or other emergency."

THE BIGGER PICTURE

The challenges faced by Emerald Plaza reflect a common issue in high-rise properties: outdated emergency systems that leave gaps in safety protocols. Kings III’s modern approach addresses these vulnerabilities by combining professional expertise, cutting-edge technology, and a tenant-focused mindset.

For property managers in Florida and beyond, KEARNY’s experience offers a valuable lesson. Investing in proactive solutions like Kings III doesn’t just mitigate risks—it enhances resident trust, strengthens reputations, and ensures peace of mind for everyone involved. n

ELEVATOR COMMUNICATIONS MUST NOW INCLUDE:

 Two-way messaging for hearing and/or speech imparied

 Video capability

 Display message to indicate help is onsite

*Enforced upon new construction or modernization

WE’RE HERE TO HELP

When it comes to elevator code, you’ve been through enough lately. We’re here to help navigate this next set of requirements, making it as seamless and hassle-free as possible.

Kings III works with elevator companies across the country in states that have already been enforcing this code since its inception. We have installers across the state of Florida, and our CabView monitoring solution works across multiple manufacturers of fixture hardware, so no matter the new panel installed, we can accommodate.

Improving HOA Meeting Efficiency

BY CAMILLE MOORE

HOA meetings are essential for maintaining the smooth operation of your community, but they can often become long, unproductive, and frustrating for board members and residents alike. To ensure these meetings are efficient, productive, and valuable, it’s important to adopt best practices that streamline the process while encouraging meaningful participation. Here are some helpful strategies to help your HOA board run more effective meet -

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ings and make the most of everyone’s time.

PREPARE AND SHARE AN AGENDA IN ADVANCE

A well-structured agenda is the backbone of an efficient HOA meeting. It provides a roadmap for the discussion and ensures that everyone is on the same page. Board members should carry out the following:

Distribute the agenda early— Share it with homeowners at least a few days before the meeting. This gives participants time to review and prepare for the topics to be discussed.

Prioritize items— List the most critical topics first to ensure they are addressed even if the meeting runs short on time.

Include time allocations— Assign specific time limits for each agenda item to keep the meeting on track.

START AND END ON TIME

Respecting everyone’s time is crucial. Always begin the meeting promptly and commit to finishing on schedule. A punctual approach not only sets a professional tone but also demonstrates consideration for everyone’s time. If discussions run over the allocated time, consider tabling less urgent items for the next meeting.

USE TECHNOLOGY TO STREAMLINE MEETINGS

Leverage technology to improve meeting efficiency. Video conferencing tools like Zoom or Microsoft Teams make it easier for members to attend remotely. Document-sharing platforms like Google Drive or

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Dropbox ensure everyone has access to important files. HOA-specific software can also help simplify tasks like voting, recording minutes, and tracking action items.

ENCOURAGE ACTIVE PARTICIPATION

Having engaged homeowners leads to more effective meetings. Create an environment where participants feel comfortable sharing their thoughts and opinions. Use open-ended questions to invite input, and rotate speaking opportunities to prevent a single person from dominating the conversation. Consider using tools like anonymous polling to gather honest feedback on contentious issues.

FOCUS ON DECISION-MAKING

While discussions are important, meetings should prioritize actionable decisions. Encourage concise communication by asking homeowners to focus on solutions rather than rehashing problems.

MANAGE CONFLICT EFFECTIVELY

Disagreements are inevitable in any group setting, but they don’t have to derail the meeting. Establish the following ground rules for respectful communication:

• Don’t interrupt

• Listen actively

• Address issues, not individuals

If conflicts arise, the board should mediate calmly and refocus the group on shared goals. It may be helpful to table contentious topics for a future meeting to allow time for emotions to settle.

EVALUATE AND IMPROVE

Periodically assess the effectiveness of your meetings by soliciting feedback from homeowners. What worked well? What could be improved? Use this input to refine your processes and address recurring challenges. Not only will this help your meetings, but it will also show homeowners that the board listens to and appreciates their feedback.

PARTNER WITH A PROFESSIONAL HOA MANAGEMENT COMPANY

Managing HOA meetings effectively requires time, effort, and expertise. Partnering with a professional HOA management company like RealManage can provide invaluable support. From preparing

Maximize Your Community’s Value

EFFICIENT HOA MEETINGS NOT ONLY SAVE TIME BUT ALSO FOSTER BETTER DECISIONMAKING AND IMPROVED COMMUNICATION AMONG BOARD MEMBERS AND RESIDENTS.

agendas and facilitating discussions to recording accurate minutes and ensuring compliance with governing documents, a professional management company can take the burden off of the board’s shoulders so you can focus on building a stronger community.

MAKE EVERY HOA MEETING COUNT

Efficient HOA meetings not only save time but also foster better decision-making and improved communication among board members and residents. By implementing these best practices, your board can create a more productive and positive meeting experience for everyone involved.

If you’re ready to take your association’s operations to the next level, RealManage can help. Our expert community management services are designed to support board members with everything from meeting preparation to ongoing administrative tasks. Contact us today to learn how we can help your community thrive. n

The Value of In-Person Education

BY JOANNA RIBNER

Back in the day—and I am really dating myself here—CAMs used to have monthly meetings, which were for their continuing education. The education was followed by a social hour and dinner during which vendors mingled with managers, and each month one or two vendors made a short presentation on their product. This built relationships and gave managers a chance to ask vendors questions face to face. The large management companies offered in-house education to their CAMs, but quite a few managers still came to the dinners for the networking opportunities. Now, with all the education online, there is very little opportunity for managers and vendors to interact other

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than through maybe a brief sales call.

An educated vendor is a huge asset to a property manager, who has a good basic understanding of their property but cannot be an expert in all areas and trades. There is no substitute for in-person education! Vendors are a huge resource, and we appreciate the opportunity to educate our customers; managers, maintenance, housekeeping, landscaping—every department can benefit from in-person education! Management companies often have monthly meetings for their chief engineers (CE) and managers. This is a golden opportunity to have a vendor come in and make a 15–20-minute presentation. We use these opportunities to educate, not to sell. In my experience, if I share some knowledge and some tips of the trade that ultimately help a CE or manager, they will remember us when they need a trash chute company. Most vendors are happy to arrange breakfast or lunch for the attendees, or to contribute to whatever the management company provides. We are available for questions after the

JOANNA RIBNER, CO-OWNER AND PRESIDENT, SOUTHERN CHUTE

Joanna Ribner is the co-owner and president of Southern Chute Inc. With 24-plus years of experience in the industry, she is very familiar with all code requirements pertaining to trash chute systems. Southern Chute was founded in 2001 and now has offices in Fort Lauderdale and Fort Myers. They are statelicensed sheet metal contractors. In addition to chute cleaning, repairs, and odor control, they are experts in replacing trash chutes in existing buildings. Let us do a free annual fire code inspection at your property! For more information, call 866-475-9191, email joanna@ southernchute.com, or visit www.southernchute.com or www.trashchuteparts.com.

presentation. And with one phone call, the person responsible for the meeting content/education has their agenda in place.

In the trash chute industry, not every CE or manager has worked at a property with a chute. They may not be familiar with all of the components. Many people do not realize that the trash chute is governed by the fire code. When they get a position at a property with a chute system, there is a learning curve. There is nothing that my team and I enjoy more than sharing our knowledge with property management personnel. They, in turn, can then offer a detailed, factual explanation to their board as to why maintenance is necessary or repairs are needed.

Another valuable part of in-person education is the chance to go “off script.” It is definitely important to know how the fire code requires a trash chute door to work or the purpose of a fusible link. But when I make a presentation to a group, I can add “insider tips” (i.e. just because a chute has a wash-down system does not mean you should use it).

Questions from the attendees can bring up different issues we may not otherwise have covered. These impromptu exchanges do not happen when one is learning online.

MANAGEMENT COMPANIES HAVE A VAST, UNTAPPED RESOURCE OF EDUCATION WITH THEIR VENDORS.

WHETHER IT IS A LANDSCAPER TALKING ABOUT INVASIVE SPECIES AND HOW TO DETER THEM OR A SUPPLIER OF PATIO FURNITURE, EVERYONE HAS SOMETHING OF VALUE TO SHARE.

As a vendor I do not give an educational presentation with any expectation of getting business from it. Of course, I hope to get business! I would like to get business! But it is more important to me that a CAM or CE goes back to their property, inspects the doors, and realizes that there are fire code violations that are endangering the residents. Whatever company they call, at least the violations will be taken care of. Maybe I will only be remembered as bringing the best donuts or the best bagels for the seminar. But if they remember that a fusible link is inspected annually and must be dated, then I have accomplished something!

Management companies have a vast, untapped resource of education with their vendors. Whether it is a landscaper talking about invasive species and how to deter them or a supplier of patio furniture, everyone has something of value to share. Not everyone has 20 to 30 minutes worth of content, and not everyone is comfortable talking in front of a group, however large or small. In order to maximize the content and to keep the audience engaged, the education coordinator should give the presenter the following guidelines in advance:

• The amount of time for the presentation

• The number of attendees

• If there are handouts, how many will be needed

• Whether or not refreshments are provided, and if the presenter can/is expected to provide anything

• Whether any AV equipment is available

Consider having two presenters per meeting, maybe combining a “hard” subject such as cybersecurity with a “soft” topic like equipment for a resident dog park. Not many people can concentrate on one voice or one subject for more than 10–15 minutes, so having two presenters breaks the day up and will keep interest levels high. Attendees will look forward to their monthly meetings as they will learn something different each time. No education is wasted! Your current property may be an HOA with no commercial washer/dryers. But one day you might find yourself in a vertical condominium with exactly that system in place, and what you learned will come in very useful. n

Significant Fraud Losses? Protect Your Management Company and Associations

BY LISA ELKAN, EBP®

W

hile community associations are the heart of many neighborhoods, they are also all too often at the center of cyberattacks and other fraud. The industry is increasingly becoming a target for criminals, and financial fraud is now a significant threat to community management companies, particularly in the two most common forms: spoofed vendor emails and check fraud. These scams can drain resources, compromise trust, and result in financial loss.

BEWARE OF SPOOFED VENDOR EMAILS

Cybercriminals are infiltrating vendor networks, spoofing vendor email addresses, and sending fake payment requests to management

Photo by iStockphoto.com/ronniechua

companies and board members. These requests appear accurate but include payment remittance information that directs funds to the criminal, not the management company. Your banking partners work carefully and take the time to recognize red flags that help identify and mitigate these attacks by engaging in the following practices:

Verify the request by phone and call back—Always contact the vendor directly by phone to verify the payment request. Use a phone number previously provided by the vendor and already on file with your company to confirm the details of the payment request, including the amount and payment instructions such as routing and account numbers. Do not contact the vendor via email or use the phone number provided with the payment

LISA ELKAN, VICE PRESIDENT, GREATER SOUTH FLORIDA REGION, ALLIANCE ASSOCIATION

BANK

Lisa Elkan is a vice president for the Greater South Florida Region and joined Alliance Association Bank (AAB) in 2013. With a diverse background in banking, she offers the insight and industry experience relied upon by AAB for homeowner associations, condominium associations, and cooperatives. She began her banking career while still in college, working as a teller during her summers as a student at Iowa State University. After earning a B.B.A. in finance, she moved to South Florida, taking an auditor position with a commercial bank. Her work and interest in the bank’s investment and mortgages division would lead her to become a mortgage-backed securities trader for a capital markets firm.

For more information, call 561-212-2091 or email lelkan@allianceassociationbank.com

request as it might be compromised.

Compare previous payments—Review previous successful vendor payments and confirm that the routing number and account number are consistent.

Look for red flags—Be aware of unexpected requests, poor grammar or spelling, urgency tactics, last-minute changes, and payments to uncommon banks or prepaid debit card brands. When in doubt or feeling rushed or pressured, do not send the payment.

Efficient visitor verification for gated communities is possible with advanced security software and technology. Envera’s Virtual Gate Guard with automation allows for simple and fast recognition of permitted guests. With visitor preregistration, gated communities can streamline the process of verifying and granting access to visitors. Enhance and expedite the verification process at your community entrance while also increasing convenience for residents and visitors alike.

Get secondary approval—Have a second person review the request, confirm the information, and examine the callback confirmation. The secondary approver should be skeptical, reviewing the request closely and looking for red flags.

In addition to the steps above, it is also important to closely manage and regularly review the vendor setup and payment system, including the following:

Examine vendor setup—

Carefully review and manage the process for adding and updating vendors, especially for electronic payments. This activity requires the highest level of scrutiny.

Verify new payment methods—Be cautious when vendors request new payment methods, particularly ACH or wire transfers. Establish a verification process with dual control (including a verification phone call)

for adding new vendors and updating payment methods.

Consider a third-party solution—Explore using a third-party accounts payable company to manage this process.

Test the process—Always send a small/initial payment and verify receipt with the vendor before sending larger payments.

PREVENT CHECK FRAUD WITH POSITIVE PAY

The rise of cybercrime doesn’t mean the end of traditional check fraud—the unauthorized alteration or creation of checks, which can lead to financial losses. This typically occurs when criminals intercept checks in transit to a vendor through the postal service.

To combat fraud, Positive Pay with payee match is a vital solution for all community management companies and associations. This service verifies the details of each check presented for payment against a list of checks that have been issued. Here’s how it works:

Match checks—You provide the bank with a list of authorized checks issued by your company; typically this list is provided automatically from your accounting software. When a check is presented for payment, the bank compares the details (payee, amount, etc.) to your company’s list.

Prevent fraudulent payments—Any discrepancies trigger a flag for further review by you and the bank.

Automate this process—Most HOA accounting systems can digitize this verification and payment method for greater efficiency, accuracy, and safety.

For additional information about fraud, Positive Pay, or any other services, please reach out to your banking partners. n

30 years of

Insurance Essentials for Community Associations: Protecting Your Community with Confidence

BY CASTLE GROUP

Navigating insurance policies for your community association can be overwhelming. Here are some key considerations when reviewing your association’s insurance policies. Don’t Ignore the Small Premium Policies! While property insurance often dominates the budget and gets the most attention, reviewing smaller policies’ terms, conditions, and coverages is critical. Lines of coverage outside of property insurance can include valuable protections for your association—or leave significant gaps if not adequately understood. The best practice is to evaluate in depth, annually, what is included and excluded and notify your broker of any changes, such as a new appraisal or modification to the property. No Two Policies Are Identical—A thorough comparison of the policies is

Photo by iStockphoto.com/phakphum patjangkata

essential to ensure that unexpected limitations don’t catch your association off guard. “No two policies are identical, and comparing the coverage forms is critical, especially in general liability,” says Andrea Northrop, Esq., of Patriot Growth Insurance Services. “A mentor of mine liked to say that the ‘standard’ general liability ISO form is 16 pages long. Anything more than that is likely altering or reducing coverage provided in the first 16 pages.“

The Truth About Flood Insurance—Flood insurance is not included in standard property insurance policies, making it a selfinsured risk for many associations. A common misconception is that being outside a “mandatory” flood insurance zone means no risk. However, all of Florida is considered a flood zone, and over 20 percent of flood claims come from areas not designated as special flood hazard zones. Understanding your exposure to

CASTLE GROUP

To learn more about how Castle Group can serve your community, request a proposal by visiting https:// castlegroup.com/request-a-proposal/. This article was created with insights

flood risks and considering supplemental flood insurance is crucial.

There’s No Such Thing as Full Coverage—No single insurance policy covers everything. Every policy has exclusions, whether it’s property, liability, or directors’ and officers’ insurance. It’s vital for board members to recognize these limitations and address gaps through supplemental coverage or risk mitigation strategies.

Understand Deductible Applications—Deductibles, particularly hurricane deductibles, can be confusing and financially significant. These are often expressed as a percentage, but the real impact comes when that percentage is applied to the total insured value. For example, a five percent hurricane deductible may sound manageable until it is calculated on a multimillion-dollar property. Ensure your association has a clear plan in place for covering deductible costs when disaster strikes.

Being proactive and thorough in your community association’s insurance review can save your community from financial hardship and unnecessary stress. By understanding the nuances of your policies and planning for potential risks, your board can ensure your community’s long-term security and well-being. n

from Andrea Northrop, Esq., Principal of Patriot Growth Insurance Services.

magical web has redefined how we gather and share information. Remember when getting details about landscaping meant flipping through hefty volumes of the Encyclopedia Britannica? And when you had to snail mail newsletters, hoping everyone would receive them on time? Now, we have a treasure chest of information at our fingertips! With interactive databases, educational websites, and vibrant community forums, a wealth of knowledge is just a click away. This shift not only makes it easier to find what we need but also allows us to tap into a broader range of perspectives and expertise. Whether researching best practices for community management or exploring local events, the variety of resources fosters a more informed and engaged community than ever before!

MARCY KRAVIT, CMCA, AMS, PCAM, CFCAM, SENIOR

DIRECTOR OF COMMUNITY ASSOCIATIONS—EMERGING MARKETS, HOTWIRE COMMUNICATIONS, FCAP PROGRAM COORDINATOR

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

INSTANT ACCESS TO INFORMATION

The internet is like that friend who always knows what’s happening—just better! Whether it’s community news, event reminders, or important announcements, we can stay in the loop instantly. With robust community association software, community portals, websites,

LEGAL TEAM

and email blasts, transparency is the key. Our communities are more connected than ever!

And speaking of connections, let’s talk about fobs, QR codes, and gate access control systems. These innovations enhance security and convenience for residents, allowing for quick access to gated communities. No more fumbling around for keys or waiting for someone to let you in. Plus, modern banking technology has made paying dues and tracking bills a breeze. Residents and managers pay their associations bills online, set up automatic payments, and track their billing history with just a few clicks. This transparency fosters trust between residents and management, ensuring everyone is on the same page regarding finances. Together, these technologies create a more efficient, secure, and connected community experience.

ENHANCING COMMON AREAS WITH WI-FI

Let’s not forget one of the most exciting tech advancements: free Wi-Fi in common areas! Imagine lounging by the pool, enjoying a picnic in the park, or attending a community event while staying connected. Offering Wi-Fi in shared spaces not only enhances the quality of life but also encourages socialization among residents. Whether it’s streaming music at a community gathering or providing a workspace for remote workers, Wi-Fi can transform communal areas into vibrant hubs of activity. It’s also a fantastic way to attract new residents who value connectivity and convenience.

THE PERKS OF TECH IN COMMUNITY LIFE

Now, let’s dive into some of the following benefits that technology has brought to our communities:

COMMUNICATION MADE EASY

Remember when organizing a meeting involved a flurry of phone calls? Thanks to email and video conferencing, we can connect instantly, no matter where we are. This means more voices can be heard, and decisions can be made faster—hooray for efficiency! Managing associations with seasonal and international residents has never been easier.

BUILDING STRONGER NETWORKS

Technology has allowed us to create connections that go beyond traditional gatherings. Online groups and community apps keep the conversation flowing, whether we’re planning events, sharing updates,

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“By failing to prepare, you

“By failing to prepare, you are preparing to fail.” — Benjamin Franklin

or reporting maintenance issues. These platforms foster a sense of belonging that transcends physical barriers.

STREAMLINING MANAGEMENT

For us community leaders, technology has been a game changer! Online tools help us track everything from accounting and budgets to maintenance schedules, freeing up time for the fun stuff—like brainstorming new community activities! This efficiency allows us to focus on what really matters: creating an engaged and vibrant community with access from all over the world.

THE FLIP SIDE: CHALLENGES OF DIGITAL INTERACTION

Of course, it’s not all sunshine and rainbows. There are some bumps in the road that we need to navigate.

MISSING THAT PERSONAL TOUCH

While virtual communication is convenient, it can lack the warmth of face-to-face interactions. The joy of a shared space, a hug, or a knowing nod is hard to replicate through a screen. To improve this, let’s incorporate personal touches into our virtual interactions— like starting meetings with a quick chat or icebreaker to set a friendly tone.

THE DIGITAL DIVIDE

Not everyone has equal access to technology, and this can create barriers in our communities. We must be mindful of those

who might feel left out and ensure that everyone can participate in discussions. Offering alternative ways to engage, such as phone calls or in-person meetings, can help bridge this gap.

OVERRELIANCE ON SCREENS

Let’s face it: it’s easy to get cozy behind a screen and forget to venture out into the real world. We need to balance our online interactions with good, old-fashioned in-person gatherings to keep our community spirit alive. Regular in-person association meetings and casual meet and greets can help foster those essential face-to-face connections.

STRIKING THE RIGHT BALANCE

So, how do we make the most of technology while

keeping our community connections strong? Here are a few tips.

HYBRID MEETINGS

Let’s mix it up! Combining in-person and virtual meetings can cater to everyone’s preferences and keep the energy flowing. This approach invites participation from those who prefer the comfort of their homes while still fostering in-person relationships.

ENCOURAGING FACE-TO-FACE FUN

While digital tools are great, let’s not forget to encourage sponsors to host community gettogethers. Nothing beats the camaraderie of a neighborhood barbecue or a community party sponsored by your business partners! These events can create lasting memories and strengthen bonds.

OFFERING SUPPORT

Let’s provide resources and training for those who might need a little extra help navigating the tech world. We want everyone to feel included! Workshops and videos on using community software can empower residents and enhance community engagement.

In my experience, I’ve seen how technology—especially the internet—has changed the game for community associations. It’s opened doors, fostered connections, and made communication easier than ever. While there are challenges to tackle, by striking a balance between digital and in-person interactions, we can create vibrant, connected communities that thrive both online and offline.

As we embrace new technologies, Hotwire Communications is here to support your community association at every step of the journey. With cutting-edge communication solutions, fiber-optic network connectivity, high-speed internet, and tailored services designed specifically for community associations, we take the worries off your plate.

Our concierge-level service ensures that you have everything you need to enhance connectivity and engagement within your community. Let’s work together to build stronger, more connected neighborhoods for a brighter future.

Here’s to embracing technology in keeping our community spirit alive! n

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A Florida Community Associations: Innovative Strategies for Cost Reduction amid Rising Expenses

s the cost of living in Florida continues to rise, community associations are increasingly facing financial pressures. At Seacrest Services we are working closely with our boards to help navigate these challenges. One of the primary challenges these associations face is the escalating expense of property insurance, which has become a critical issue across the state. However, Florida’s community associations—whether homeowners’ associations (HOAs), condominium

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associations, or cooperatives—are not standing idly by. They are implementing innovative strategies to reduce costs and keep their communities financially stable in the face of rising expenses.

THE RISING COSTS OF INSURANCE

One of the most pressing issues is the soaring cost of property insurance. In recent years Florida has seen an increase in both the frequency and intensity of natural disasters, particularly hurricanes. These events have led to massive insurance claims, which in turn have driven up premiums for property insurance across the state. For many community associations, insurance now accounts for a significant portion of their operating budget, and the pressure to reduce this expense is becoming more urgent.

RISK MANAGEMENT STRATEGIES

To combat the rising cost of insurance, many Florida community associations are turning to comprehensive risk management strategies. These strategies aim to minimize the likelihood of a major insurance claim and reduce the overall cost of premiums. One approach that has proven effective is investing in preventive measures to protect properties from damage caused by hurricanes and other natural disasters.

STORM HARDENING AND MITIGATION

Community associations are increasingly investing in storm hardening and mitigation efforts. This includes strengthening roofs, windows, and doors to withstand high winds; installing hurricane shutter; and reinforcing structural

STEVEN HARSHMAN, PRESIDENT, SEACREST SERVICES

Steven Harshman brings over 12 years of property management and five years of country club management experience. He has led teams to deliver exceptional client service, including growing his own management company before selling it. Later, as vice president for a national company and Seacrest Southwest, he drove record growth, enhanced operations, and mentored leadership teams. Outside of work, he is a proud father of two, Matthew (9) and Sophia (8). He enjoys coaching their sports teams and spending time boating, which is his true passion.

For more information about Seacrest Services, call 888-828-6464 or visit www.seacrestservices.com

elements. In some cases communities have also implemented flood mitigation measures, such as elevating buildings or installing flood barriers. Not only do these measures reduce the potential for damage during storms, but also they help lower insurance premiums by demonstrating that the community is less likely to suffer catastrophic losses.

REGULAR INSPECTIONS AND MAINTENANCE

By conducting regular inspections and preventive maintenance, associations can catch potential issues before they become expensive problems. Ensuring that roofs, plumbing, electrical systems, and other critical infrastructure is in good condition reduces the likelihood of damage and helps maintain property value. Regular maintenance can also ensure that properties comply with insurance requirements, which can lead to lower premiums.

SHARED SERVICES AND BULK PURCHASING

Another approach that Florida community associations are using to reduce costs is leveraging their collective buying power. Associations with multiple properties or units often work together to negotiate bulk pricing for services such as landscaping, pest control, cleaning, and maintenance. By pooling resources, associations can secure better rates for these services, leading to significant savings.

INSURANCE POOLING

In response to skyrocketing premiums, many community associations are exploring insurance pooling as a way to reduce costs. Through insurance pooling, multiple associations can join together to purchase coverage under a single policy. This collaborative approach allows communities to benefit from economies of scale, which can result in lower premiums than what individual associations might pay on their own. Additionally, insurance pools can provide more stability in terms of pricing as the risk is spread across a larger group.

GROUP PURCHASING FOR MAINTENANCE SUPPLIES

Another example of shared services is group purchasing for maintenance supplies. Community associations often need supplies such as cleaning mate-

rials, paint, and gardening tools. By purchasing these items in bulk, associations can take advantage of discounts and reduce the overall cost of maintaining common areas.

TECHNOLOGY AND AUTOMATION

In an age where technology is reshaping every aspect of our lives, community associations in Florida are also embracing technology to streamline operations and reduce costs. Automation tools, management software, and energy-efficient systems are making it easier for associations to manage their properties while cutting expenses.

PROPERTY MANAGEMENT SOFTWARE

Many community associations are turning to property management software to automate administrative tasks. These tools can streamline everything from accounting and financial

reporting to maintenance requests and communication with residents. By reducing the time and labor required to manage daily operations, these software solutions help associations lower operating costs and improve efficiency.

ENERGY-EFFICIENT UPGRADES

Energy-efficient upgrades are another way that community associations are reducing expenses. Installing LED lighting, upgrading HVAC systems, and improving insulation can lead to significant savings on energy bills. In addition, many associations are investing in solar panels to reduce electricity costs in common areas like clubhouses, pools, and parking lots. These investments not only reduce operational expenses but also can help associations qualify for tax incentives and rebates, further offsetting costs.

FINANCIAL PLANNING AND RESERVE FUNDS

Sound financial planning is essential to the long-term sustainability of any community association. With rising costs it is more important than ever for associations to have a clear financial strategy in place. One of the key components of this strategy is maintaining a healthy reserve fund.

BUILDING AND MAINTAINING RESERVE FUNDS

Reserve funds are set aside for future capital expenditures, such as major repairs and replacements. These funds can also be used to cover unexpected expenses, such as the cost of repairs following a natural disaster. By regularly contributing to a reserve fund, community associations can avoid the need for special assessments or sudden fee increases, which can be burdensome for residents.

Adding to an already increasing budget, condominium buildings three stories or more are now faced with legislative requirements for the funding of certain critical infrastructure elements. This is known as the structural integrity reserve study (SIRS), which mandates these reserve items be fully funded. These items cannot be waived or partially funded for the budget each year.

Many associations in Florida are also working with financial experts to conduct regular reserve studies. These studies assess the condition of the community’s infrastructure and estimate the costs of future repairs and replacements. By using this information, associations can better plan for future expenses and ensure that their reserve funds are adequately funded.

COLLABORATION AND ADVOCACY

Finally, Florida’s community associations are coming together to advocate for policy changes that can help reduce costs for everyone. As insurance premiums continue to climb, many associations are lobbying lawmakers for reforms to the property insurance market. This may include efforts to increase competition among insurers, reduce the impact of fraud, and provide more affordable options for property coverage.

In addition, many associations are collaborating with local governments to improve infrastructure and reduce costs. For example, by working with municipalities to address drainage and flood control, associations can reduce the risk of damage during storms and avoid costly repairs down the line.

As expenses continue to rise in Florida, community associations are finding

creative ways to reduce costs and ensure financial stability for their residents. Having a strong and capable management company, like Seacrest Services, will help boards navigate these issues. Whether it’s through risk management strategies like storm hardening, leveraging collective buying power, embracing technology, or building reserve funds, associations are taking proactive steps to meet the challenges of a rapidly changing economic landscape.

While the increasing cost of insurance is a significant challenge, it is not insurmountable. Through collaboration, innovation, and careful financial planning, Florida’s community associations are setting an example for other regions facing similar pressures. By adopting these strategies, associations can continue to provide safe, wellmaintained communities for their residents even in the face of rising costs. n

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/ .

DIVE DEEP INTO FLORIDA COMMUNITY ASSOCIATION MANAGEMENT: MAKING IT FUN AND EFFECTIVE!

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

Community Associations—Emerging Markets Hotwire Communications FCAP Education Program Coordinator

Ready to take the plunge into the vibrant world of Florida association community management? Whether you’re managing a condominium or a homeowners’ association, there’s so much to explore. Let’s dive deeper into how we can make our communities not just functional, but fun and engaging!

SURFING THE WAVES OF FLORIDA LAW

First things first: let’s talk about the legal framework. Florida’s community association

laws can feel like a tidal wave at times, but don’t let that drown you. Chapters 718, 719, and 720 of the Florida Statutes provide guidelines that, if understood well, can help you steer your community ship smoothly.

To keep from capsizing, consider joining organizations like the Florida Community Association Professionals (FCAP) and the Community Associations Institute (CAI). They offer fantastic resources, training sessions, and networking opportunities. Think of it as your lifeboat in the sea of regulations—always ready to help you navigate those tricky waters!

THE POWER OF DESIGNATIONS: CFCAM AND PCAM

Speaking of resources, let’s talk about the benefits of earning designations like the Florida specific training Certified Florida Community Association Manager (CFCAM) and the CAI’s Professional Community Association Manager (PCAM). These credentials are more than just letters after your name—they’re a badge of honor that can elevate your career and knowledge!

CFCAM (Certified Florida Community Association Manager): This designation focuses on Florida-specific laws and regulations, giving you the expertise to manage communities effectively within the state. With the CFCAM, you’ll gain insights into best practices tailored to Florida’s unique landscape, making you a valuable asset to your community. Plus, you’ll enhance your credibility, which can lead to increased trust and satisfaction among residents.

PCAM (Professional Community Association Manager): The PCAM designation is recognized nationally and signifies a high level of professionalism and expertise in community association management. This credential not only enhances your management skills but also opens doors to networking opportunities with other professionals across the country. With PCAM, you can bring back innovative ideas and practices that can be implemented in your community, driving its success.

BUDGETING: MAKING DOLLARS AND SENSE

Now, let’s talk finances. Managing your community’s budget doesn’t have to be a chore—it can be a fun challenge! Picture yourself as the captain of a ship, steering your community toward financial health. A well-planned budget is like a sturdy hull: it keeps you afloat!

Involve your residents in the budgeting process. Form a Finance Committee. Host “Budgeting Bonanza” meetings where everyone can

Marcy L. Kravit

contribute ideas. This not only fosters transparency but also builds a sense of ownership. Plus, who doesn’t love a good potluck while discussing finances? Snacks and spreadsheets—what a combo!

COMMUNICATION: THE HEARTBEAT OF COMMUNITY

Communication is your treasure map that leads to engagement and satisfaction. So, let’s make it fun! Create a digital newsletter, share photos from events, and encourage residents to showcase their landscaping and homeowner tips and talents!

ENGAGING EVENTS: LET THE GOOD TIMES ROLL

Speaking of events, let’s make them unforgettable. Organize themed parties, potlucks, or community clean-up days that feel like festivals. How about a “Florida Fiesta” with tropical decorations, music, and games? Or a “Sunset Movie Night” with popcorn and blankets under the stars?

Engaging residents in planning these events can make them even more special. Create committees that allow residents to brainstorm ideas and take charge. You’ll not only lighten your load but also empower residents to take pride in their community.

MAINTENANCE: KEEPING THE SPARKLE ALIVE

A well-maintained community is like a jewel in the sunshine. Regular inspections and maintenance keep everything in tip-top shape. Provide updates on how to avoid violation letters in your HOA in your newsletter.

And don’t forget to celebrate your community! Create a “Spotlight” feature in your newsletter to highlight well-kept areas or improvements.

CONFLICT RESOLUTION: RIDING THE WAVES OF DISCONTENT

Finally, let’s tackle conflict resolution. Disputes are like stormy seas, but with the right tools, you can navigate through them. Establish clear policies for handling grievances and encourage open discussions. Consider mediation techniques that emphasize understanding and collaboration.

Send out eblasts on conflict resolution where residents can learn skills to address issues constructively. Turning a potential storm into a calm sea can strengthen community bonds.

CONCLUSION: A VOYAGE TO VIBRANT COMMUNITIES

In the glamorous waters of Florida community management, there’s always something new to discover. By embracing the law, making finances fun, communicating creatively, hosting engaging events, maintaining your community’s beauty, and mastering conflict resolution, you can create a thriving, vibrant community.

And don’t forget to invest in yourself by pursuing designations like the CFCAM and PCAM. They’ll enhance your skills, boost your credibility, and connect you with fellow professionals who share your passion.

So grab your surfboard and let’s ride the waves together! With a little creativity and a lot of passion, we can make community living not just effective, but a truly enjoyable adventure for everyone involved! Happy managing!

Betsy Barbieux

BECAUSE YOU ASKED

By Betsy Barbieux, CAM, CFCAM, CMCA

Betsy,

My board president would like to start having shorter meetings and has been trying to shorten the number of items on the agenda. In the event of a meeting going longer than he’d like, can he adjourn the meeting before all the items are addressed? Would that need a vote?

—Dan

Dan,

First, be sure the items on the agenda really need to be there and all the background information has been provided ahead of time to the board members. They need to be as fully informed as possible so they can quickly move forward with a decision.

One of three things can happen to an agenda item. The minutes would reflect one of these three. Let’s use pool heaters as an example.

1. Board members discussed the bids for pool heaters; no action taken.

2. Board members reviewed the bids for pool heaters and on motion made by Ralph and seconded by Sally,

the following was unanimously approved: Resolved, the bid from ABC Pool Company for $25,000 to replace the pool heater is approved, copy attached. The president is authorized to sign the contract.

3. Board members discussed the bids and asked the manager to reach out to ABC for additional information . . . . and report at the next meeting. (This becomes an agenda item for the next meeting.)

Then, I would not adjourn the meeting but recess it to another specific day and time. That way, you don’t have to re-notice and re-post it as another meeting. Your minutes will say the meeting was recessed at 6:30 p.m. and scheduled to resume on Wednesday at 10:00 a.m. The president can make a motion to recess and get a second and then leave the table.

— Betsy

Betsy,

In our condominium, there are only four candidates for five vacancies. In this case, when does the term for those new nominees begin?

— Pat

Pat,

Since there are only four nominees for the five seats, the four nominees will take office at the adjournment of the annual meeting. There would be no election, no nominations from the floor, no need to send the second notice of election.

After the adjournment of

the annual meeting, at the organizational meeting, the four board members may appoint a person to the vacancy and then elect their officers. Remember, a five-seat board, whether filled or not, still has a quorum requirement of three.

The statute says board members serve till their successor is elected or appointed. Typically, that is one year.

—Betsy

Betsy,

What is your interpretation on the Fla. Stat. §720.3075, HOA rules on prohibited parking? A homeowner stated on our Facebook community page that parking in the grass is now allowed. She is also saying the board is violating her rights since she has a handicap sticker and can park on the grass. I don’t think that is correct. Our restrictions say no parking on grass but only street parking and driveway. Are our restrictions void?

—Valerie

Valerie,

I’m not an attorney, but I don’t interpret this paragraph to mean you can park on the grass. I believe the issue the legislators were trying to resolve was the controversy in some communities about street parking. Street parking is permitted if they are public streets. One of the unintended consequences of the law is when cars park on both sides of the street. Doing so can block emergency vehicles. They either must go around on another street which takes precious time or crash through the parked vehicles.

A municipality doesn’t govern parking on an individual’s lot; however, the Declaration of Covenants does. I take this paragraph to mean you can park on the street if the municipality permits street parking. Or you can park on your driveway.

This statute also mentions commercial vehicle parking. It appears that in Florida, a commercial motor vehicle (CMV) is generally defined as any vehicle that uses diesel or motor fuel on a public highway and

• has a gross vehicle weight rating (GVWR) of 26,001 pounds or more

• is designed to transport more than 15 people, including the driver

• is transporting hazardous materials and is required to be placarded

• has three or more axles, regardless of weight

• is used in combination when the weight of the combination exceeds 26,001 pounds gross vehicle weight

To me, the fact that she has a handicap sticker is irrelevant, but be sure to check with your attorney.

I would not respond to a Facebook post. Only respond to letters or email directed to the board or the CAM.

—Betsy

FCAP CONGRATULATES

ANNA LIA PRAS, CAM, CFCAM

Anna Lia Pras, born in Michigan and raised in Florida, learned early on that hard work and family values are fundamental to success. In her burgeoning career as a community association manager, she has recently achieved the designation of Certified Florida CAM, marking her next step in professional development.

Anna Pras expresses, “My husband’s 26 years in the military have given me life experiences that only added to my own 'life resume.'"

In 2003 Ms. Pras began her career with Windermere Real Estate in the U.S. Northwest, which helped her secure solid responsibilities with Sunset Homes and MOKULANI Properties in the Hawaiian vacation rental market. Vacation rental manager, property manager, bookkeeper positions, and office manager coordinator positions helped build Ms. Pras’s solid skill set.

After 14 years and with a

family of three boys, relocating back to Florida was indeed coming home. After continuing education by earning an M.B.A in marketing research and social media analytics, Anna Pras was ready to launch herself.

While finishing her degree, Anna continued her vacation rental management career with Crescent Sandpiper Condominium in St Augustine, FL. This 51-unit, classic 1973 complex was a perfect gem for her to build her new career. In a noticeably short time, she took over as property manager and recognized that by becoming a CAM she could expand her reach in the local island market as well as her career. Earning her CAM in 2019, Anna assumed responsibility as CAM of two additional complexes and manager of another two vacation rental facilities. She launched the newly established Latitude30̊, a rental and management company that soon became a “buzz” on Anastasia Island, St Augustine, FL.

When asked to share her thoughts on what significant issues or challenges face CAMs in the year to come, Anna pointed to three specific concerns:

Navigating Regulatory and Legal Compliance—With changing laws related to short-term rentals, environmental regulations, fair housing, and building safety standards, staying compliant is more challenging than ever.

Rising Costs and Budget Management—Inflation, increasing maintenance costs, and rising insurance premiums are putting significant financial pressure on associations. Managers must find ways to balance budgets, negotiate vendor contracts effectively, and justify potential fee increases to homeowners while maintaining property values and services.

Resident Expectations and Conflict Resolution—Homeowners increasingly expect immediate responses, transparency, and personalized service. Managing diverse resident expectations, addressing complaints, and handling disputes over rules, fees, and amenities requires persuasive communication and conflict resolution skills to maintain community harmony and satisfaction.

Anna reflects that her proudest professional achievement has been building and successfully managing Latitude30̊. She has dedicated herself to offering exceptional service with a direct, boutique-style approach, ensuring both homeowners and guests receive personalized experience. Taking pride in effectively communicating with boards, homeowners, and vendors while utilizing her skills and interpersonal strengths to provide outstanding customer service is what she continues to strive towards.

Anna Pras warmly makes known that the biggest influence in her life was her father. Santoro Naso came to the U.S. in 1938 with nothing but the shirt on his back and built a successful life through hard work and determination. Anna reflects, “My father was the smartest and most successful man I’ve known—he owned multiple businesses and was well admired by those around him. His perseverance and encouragement have shaped my work ethic and drive, inspiring me to follow in his footsteps and pursue my goals with confidence”.

While the seemingly 24/7 duties of vacation rental and property manager leave minimum free time, Anna recognizes the need for a healthy work-life balance. Leading with her energy, the entire Pras family strive for quality time whether surfing, skiing, or visiting distant relatives in Europe. Family vacations with her husband and three growing boys are truly Anna’s happy place. n

BY BETSY BARBIEUX, CAM, CFCAM, CMCA

T Sword of Damocles

he ancient Greek legend of Damocles illustrates the precarious position of many community association presidents and board members. Damocles was a courtier of Dionysius I and was known for praising the king’s wealth and power. One day the king invited Damocles to a banquet and seated him under a sword that was suspended by a single thread. Because he was so afraid of the sword falling on him, Damocles could not enjoy the banquet. Such are the pressures of public life, and such is

Photo by iStockphoto.com/spfdigital

BETSY BARBIEUX, CAM, CFCAM, CMCA, FLORIDA CAM

SCHOOLS

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

the same for community association presidents and board members who find themselves thrust into the public pressures of managing a multi-milliondollar corporation. Suddenly every move they make, conversation they have, or email/text they send are suspect.

The role of board members is dictated by statute and the governing documents and is a

complex and multifaceted undertaking. It demands a unique blend of leadership, diplomacy, and managerial skills, all while navigating a minefield of potential pitfalls. The Sword of Damocles hanging over their heads is reflected in the community association mission statement: Protect the property and its value, maintain the common elements and property, and enforce the restrictions on the owners’ use rights.

PROTECT THE PROPERTY AND ITS VALUE

Presidents and board members often operate in a gray area of legal responsibility. They are tasked with ensuring the building’s compliance to regulations, including local ordinances, building codes, fire safety standards, and accessibility guidelines. A single oversight, a delayed maintenance issue, or a poorly executed repair can have severe consequences.

Buildings and grounds are to be protected by adequate insurance. Securing affordable insurance coverage has become challenging in this economic environment. There is constant threat of legal action and continued struggles with insurance carriers and adjusters for fair and fast settlements. All this can create a climate of anxiety.

MAINTAIN THE COMMON ELEMENTS AND PROPERTY

Managing the financial health of a community association is a critical responsibility. Presidents and board members must navigate complex budgets, collect assessments from residents, and make informed decisions about major expenditures such as roof replacements, elevator upgrades, and building renovations.

The need for unexpected repairs or capital improvements often necessitates the imposition of special assessments on owners, which leads to owner discontent. Because of the ability to special assess, the association has all the money it needs. Put another way, owners signed a blank check when they purchased their unit or home.

Unpaid assessments pose a significant financial risk to the corporation, impacting its ability to maintain essential services and meet its financial obligations. They must be closely monitored and legal action taken to collect. Board members cannot be reluctant in pursuing legal action against neighbors and friends.

Board members may make poor business decisions that can have severe consequences. For instance, taking the lowest bid is NOT required by law and

neither is securing three bids or more. Poor business decisions may not be illegal but surely lead to potential financial instability and special assessments.

The board is not responsible for keeping the assessments the same year after year. Their duty is to fund the budget with assessments so they can protect the property, maintain it, and enforce compliance to the restrictions. A board of directors is not fulfilling its duty if it does not raise the assessments every year.

ENFORCE THE RESTRICTIONS ON THE OWNERS’ USE RIGHTS

Community association living is communal living. It depends on voluntary compliance from everyone. By signing their closing documents, every purchaser has agreed to voluntarily comply with all the requirements in the declaration, articles of incorporation, bylaws, and proprietary lease. These documents are recorded in the county public records, which means they are not a secret. In fact, these documents with their restrictions are noted on Schedule B of an owner’s title insurance policy. Ignorance of the restrictions, therefore, is not an excuse.

Community association living brings people from diverse backgrounds and with varying lifestyles into close proximity. There will naturally be friction and conflict. There will be complaints about maintenance and violations, lack of communication from the board, a misunderstanding of the role of a corporate board, disputes among owners that the board is expected to resolve, and complaints about the increase in assessments. It is not the board of directors’ responsibility to resolve differences among owners. Sometimes the best solution is for the owner to call the police.

Some new owners have come from states where there were no community associations and are not used to being told what they can and cannot do with their property. For some, community association living is not for them.

While board members are elected by the owners, they do not represent the wishes of the people. Yours is not a representative form of government. Board members are elected to fulfill the mandates of the documents and laws, not the wishes of the people.

Presidents and board members are under the constant weight of expectations. There is usually a vocal minority that exert pressure on board members and management. They make constant requests to access records, they burden management with statutory inquiries, they disrupt meetings, and they confront board members trying to enjoy a peaceful existence.

Contained within the statutes are a dozen or more opportunities for presidents and board members to adopt policies and procedures for how they respond to owners’ requests and inquiries, owners’ comments at meetings, maintenance issues, violation inspections, and many more issues. Having a policies and procedures manual is essential and can minimize the threat of the Sword of Damocles hanging overhead.

While serving on the board may sometimes seem like a thankless job, by doing so you are taking your turn to protect your investment. n

REMBAUM'S ASSOCIATION ROUNDUP

Are Changes to Landscaping a Material Alteration That Requires a Vote of the Owners?

BY JEFFREY A. REMBAUM, ESQ.

If you live in a community association, especially if you serve on the board, you may already be familiar with the term “material alteration.” In Sterling Village Condominium Association, Inc., v. Breitenbach, 261 So. 2d 685, 687 (Fla. 4th DCA 1971), the Court defined the term material alteration as follows:

[T]o 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.

Photo courtesy of Kaye Bender Rembaum

Generally, an association’s declaration provides the manner in which material alterations to the common elements and common areas are to be accomplished and the necessary percentage of the unit owners required to approve material alterations, if any. In a homeowners’ association such decisions are left to the discretion of the board of directors unless the governing documents provide otherwise. As to condominium associations, absent a provision in the association’s declaration providing otherwise, section 718.113(2)(a), Florida Statutes, provides in relevant part that 75 percent of the total voting interests of the association must approve the alterations or additions before the material alterations or substantial additions are commenced.

Appellate courts have even

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Develop a plan to anticipate and prepare for repairs and replacements

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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

carved out exceptions to situations where a material alteration requires a vote of the membership when the material alteration and resulting special assessment are necessary for life safety reasons. In fact, courts often provide boards of directors great deference due to the operation of the business judgment rule. For example, in Tiffany Plaza Condominium Association, Inc. v. Spencer 455 So. 2d 454 (Fla. 2nd DCA 1982), without the required vote of the owners, when it was otherwise required, the board of directors opted to construct a rock revetment wall in the sand between the condominium’s seawall and the mean high tide line. The area in question was part of the association’s common elements since it

JEFFREY REMBAUM, PARTNER, KAYE BENDER REMBAUM

owned the land from west to east all the way to the mean high tide line. Owners who were unhappy with the association’s unauthorized assessment sued the association. The association defended itself on the basis that the rock revetment was not an alteration or improvement of a common element but rather was part of the maintenance, repair, and replacement of a common element that the association had responsibility for under several provisions of the declaration, its bylaws, and statutes. While the trial court agreed with the plaintiff owners, the Second District Court of Appeal reversed the trial court decisions and held that:

If in the good business judgment of the association, alteration or improvement of the beachfront by addition of a rock revetment would protect the beach from damage and the necessity of subsequent repair or replacement then that cost should also be borne equally by all unit owners.

With the foregoing in mind, let’s examine landscaping alterations and whether making landscaping changes to a condominium’s common elements constitutes a material alteration requiring a vote of the unit owners. The Florida Division of Condominiums, Timeshares & Mobile Homes (the “Division”) has published arbitration decisions from which we can glean an answer. (It is important to note that these arbitration decisions only provide limited guidance. Such decisions do not create precedent in any way, not even for the Division and certainly not for any appellate

court. But, they do provide guidance. It is also important to note that when examining issues of community association law, when there is not a developed law on a particular issue, both condominium associations and homeowners’ associations tend to rely on each other’s body of law.)

In Girsch v. Whisper Walk Section E Association, Inc. (Arb. Case No. 97-0305), an owner challenged the board’s decision to replace a hibiscus hedge with a ficus hedge on the basis that a material alteration resulted. The arbitrator ruled that the foregoing was not a material alteration and stated, in pertinent part, that:

Board decisions regarding what shrubbery to plant or how to replace existing shrubs particularly implicate the business judgment decision of the board and rarely grow to the dimensions necessary to implicate the provisions of the documents or statute regarding material alterations to the common element… Moreover, changes apparent in a garden setting are not interchangeable with the types of decisions typically regarded as requiring compliance with section 718.113(2), Florida Statutes…Changes to foliage may appear dramatic to the observer, but rarely would the function and use of that portion of the common elements be appreciably altered to an extent deemed material. These considerations, combined with the realization that there is less of a legitimate expectation of the status quo in the area of landscaping, which may be transient in a given case, suggests that this area is one particularly ill-suited for material alteration analysis.

As another example, in Katchen V. Braemer Isle Condominium

IT IS ALSO IMPORTANT TO NOTE THAT WHEN EXAMINING ISSUES OF COMMUNITY ASSOCIATION LAW, WHEN THERE IS NOT A DEVELOPED LAW ON A PARTICULAR ISSUE, BOTH CONDOMINIUM ASSOCIATIONS AND HOMEOWNERS’ ASSOCIATIONS TEND TO RELY ON EACH OTHER’S BODY OF LAW.

Association, Inc. (Arb. Case No. 98-5485), an owner challenged the board’s decision to make certain landscaping changes which affected the owner’s patio and view. The arbitrator stated, in pertinent part, that

[I]t is not shown that the contemplated landscaping changes constitute an alteration or betterment within the meaning of the documents…The area in question will not change in function or essential nature; it will still be a landscaped garden area with flowers, bushes, and trees, similar in function to the parcel when petitioners first purchased their unit.

In yet another example, Tilney v. Association of the Fountains, Inc. (ARB. Case No. 02-5651), the owner alleged that the board materially altered the common elements without a vote of the owners as required by the documents and statute due to the addition of trees, landscaping rocks, an irrigation system, and parking spaces upon a previously undeveloped parcel of the property. Again the arbitrator ruled that the foregoing were not material alterations and stated, in pertinent part, that:

The essential character of the property has not changed in a material sense. Some change in appearance is inevitable where landscaping details are altered…but does not compel the conclusion that all changes are material…Even if a material change existed, the degree of maintenance chosen by the board is entitled to a presumption of

correctness through operation of the business judgment rule.

Based upon the foregoing arbitration decisions, landscaping decisions such as what shrubbery to plant or how to replace existing shrubs are left to the reasonable business judgment of the board and do not rise to the level of being a material alteration subject to a vote of the unit owners. However, does that mean that all changes to landscaping do not rise to the level of being a material alteration? That answer, like many legal answers: it depends. Sometimes landscaping may be so dramatically changed, or there may be landscaping that is so significant, that changing such landscaping may rise to the

J.R. Frazer, Inc.

level of being considered a material alteration to the common elements (or common areas as to homeowners’ associations). Such was the situation in Trio Englewood, Inc. v. Fantasy Island Condominium Association, Inc. (ARB. Case No. 98-4670). Here, an owner challenged the board’s decision to remove two trees. However, the two trees in controversy were Norfolk Island pine trees, and the arbitrator was unwilling to rule without the benefit of additional fact finding that removal of such trees could not be considered a material alteration. The arbitrator concluded, in pertinent part, that:

[T]wo very tall, conical trees, [that] are, in setting and type, distinct from the other landscaping, and thus may be sufficiently significant features of the landscape that their removal would constitute a material alteration of the common elements.

However, because the arbitrator requested additional fact-finding, we do not know how the situation fully resolved itself. But, this decision indicates that not all landscape changes are exempt from being considered a material alteration.

Accordingly, the next time your association is contemplating changes to its landscaping, and although many changes to landscaping are left to the reasonable business judgment of the board and do not rise to the level of a material alteration requiring a vote of the unit owners, the board would be wise to consult with the association’s legal counsel to weigh in prior to making such changes. n

BASED UPON THE FOREGOING ARBITRATION DECISIONS, LANDSCAPING DECISIONS SUCH AS WHAT SHRUBBERY TO PLANT OR HOW TO REPLACE EXISTING SHRUBS ARE LEFT TO THE REASONABLE BUSINESS JUDGMENT OF THE BOARD AND DO NOT RISE TO THE LEVEL OF BEING A MATERIAL ALTERATION SUBJECT TO A VOTE OF THE UNIT OWNERS.

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Hoarding in Community Associations

BY MARY R. HAWK

Community association managers and board members often find themselves dealing with the mental illness of a resident, especially if the resident has no family members nearby. Florida sometimes becomes a place where families leave other family members and ignore them. By default, community associations are forced to deal with the situation. It is a fine line between wanting to protect the safety and well-being of residents and interfering in someone’s private health issue.

Hoarding has especially grown in prevalence in community associations. Many associations find themselves wondering how to deal with a hoarder or suspected hoarder. What is hoarding? Hoarding is a diagnosis recognized in the Diagnostic and Statistical Manual of Mental Disorders (DSM–5). It was formerly a symptom of obsessive-compulsive personality disorder but now stands alone as its own disorder, though obsessive-compulsive behaviors still play a significant role.

Hoarding is characterized by a persistent difficulty with discarding or parting with

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possessions, regardless of their actual value. This difficulty is due to a perceived need to save the items and the distress associated with discarding them. The difficulty in discarding possessions results in the accumulation of possessions that clog and clutter active living areas and substantially compromise their intended use. Serious hoarding can include the presence in the home of human and/or pet excrement, rotting food, pervasive mold, inadequate or inoperative ventilation/HVAC, unusable plumbing and appliances, or rodent/insect infestation; key living spaces made unusable or inaccessible; windows, doors, and fire escape routes made inaccessible; and animals or pets that are deceased or at risk.

Some hoarders (and nonhoarders) may also have a diag-

MARY R. HAWK, SHAREHOLDER, BECKER

What is a community association manager or board member to do when you have a suspected hoarder in your community? Do you have evidence of hoarding or self-neglect? Some signs include a bad smell emanating from the unit, surrounding units complaining of pests migrating from the unit, the resident not being seen outside the unit for Mary R. Hawk is a shareholder in the firm’s community association practice group and is based out of the firm’s Bradenton office. She has been practicing in the Sarasota/ Bradenton area since 1998. Ms. Hawk focuses her practice in the areas of general representation and dispute resolution for condominium, homeowner, cooperative, and mobile home associations. She is a Supreme Court Certified Circuit Civil Mediator and Certified Arbitrator. She is a frequent speaker, continuing education provider, and writer on issues concerning community associations. For more information, visit www.beckerlawyers.com

nosis of Diogenes Syndrome. The main symptoms of Diogenes Syndrome are excessive hoarding, extremely dirty homes, and poor personal hygiene. Their surroundings will often contain an overwhelming amount of garbage; an intense, unpleasant smell; rodent and insect infestation; and filthy living conditions. They are often in denial about their situation.

extended periods, and/or belongings piled to block windows. The first calls should be to any family members or known friends. That is why it is important to keep emergency contact numbers for residents. If there is no one willing to help, you may need to place a call to local agencies for resources, such as the Florida Mental Health Hotline (call or text 988 or call 866-903-3787), Florida Adult Protective Services (800-9622873), the Florida Department of Elder Affairs (800-963-5337), or a local mental health facility. Many locally operated mental health facilities have mobile response units that will send mental health professionals to the site with or without law enforcement.

Some associations must contemplate whether to get law

enforcement or the courts involved. The Baker Act provides opportunities for voluntary and involuntary admission of a patient into a qualified treating facility for observation, diagnosis, and treatment. Involuntary admission is most often initiated by law enforcement or a certificate of a health care provider. The initial involuntary admission is for 72 hours, after which more due process must be followed in order to continue an involuntary admission.

The courts offer a guardianship process for persons who may need some level of care that a guardian can give, such as guardianship of the person (hygiene, medications, organizing living spaces) and/or guardianship of the property (such as help with financial management). Anyone can petition the court to start a guardianship process. There are also professional guardians who will initiate the process and continue through to the appointment as guardian.

If a condominium association suspects there is a situation in a unit that warrants the association’s immediate access to the unit, the law allows the association certain rights of access. Section 718.111(5)(a), Florida Statutes, states: “The association has the irrevocable right of access to each unit 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.” (Emphasis added). A similar right of access exists in the residential cooperative statute. No such similar rights exist in the homeowners’ association statute.

For a condominium or cooperative association to gain such access, it should get its attorney involved. Access must be in response to a wellfounded belief that access is necessary to prevent harm to the unit or the common elements. Often in a hoarding situation, there could be a presence or fear of mold, insect infestation migrating to surrounding units, or a suspected state of plumbing disrepair affecting common elements or surrounding units. Upon gaining access, the association may have the right to cure some of the violations that are harming or threatening to harm the common elements or the unit itself. How the association obtains payment of such repair expenses from the unit owner will be dictated by the association’s governing documents. If the unit owner will not grant access, an emergency court proceeding for access or injunctive relief may be necessary.

If judicial or emergency options are not a consideration, the association can look at whether the resident is violating the association’s governing documents or Florida community association laws. The association’s governing documents should contain use restrictions that would prohibit hoarding-type behaviors, such as disallowing obnoxious odors to emanate from the unit; disallowing use of the unit that violates laws or ordinances (such as fire codes); and disallowing nuisance behavior. The enforcement process, starting with detailed violation notices, should be started as soon as the issues arise. Proper notice of the violations must contain citation to the governing documents and/or statutory provisions being violated, how the resident must cure the violations, and the deadline for compliance. The violation notice should also clearly outline how the association will determine whether the violations have been cured.

If the violations are not cured, the association will need to consider its next steps, such as arbitration or pre-suit mediation, leading to a court action if necessary.

Some associations opt to fine violators if the association has the ability to fine and has a fining committee in place. But will fining lead to compliance? Often it does not. Sometimes the violator is also in arrears on paying maintenance assessments. Would a collection action and foreclosure of a lien be a more efficient solution? Many hoarders faced with such a legal action either comply or sell the unit and move on.

There are many options for a community association when faced with the problem of a hoarder in the community. The correct route will depend on the facts of each case; the cooperation of the hoarder and their family, if any; the severity of the problem; and the extent of the damage or potential harm. These risks are best discussed with the association’s attorney at each step of the way to ensure an effective and legal resolution. n

Photo by iStockphoto.com/Odette Pelletier

Noise and Self-Help

BY MICHAEL J. GELFAND, ESQ.

ENOUGH ALREADY! WHEN DOES YOUR MUSIC BECOME NOISE TO BE SILENCED?

How much closer can we live together? It seems like community developers constantly find new ways to squeeze residents into closer spaces. As we all have learned, the closer we live, the more the likelihood of conflict rises, which is another reason for the rise of community associations.

One of the irritants that can swiftly escalate is “sound,” or, depending on one’s perspective, “noise.” Residents frequently call on their community associations to regulate sound versus noise.

Where to draw the proverbial “line” between sound and noise has not always been easy. What is a legally sufficient definition to allow enforcement?

Photo by iStockphoto.com/Pheelings Media

FLORIDA LAW

To assist, guidance has recently arrived. A Florida appellate court ruled that a noise ordinance prohibiting the use of devices, such as radios and televisions, “in such manner as to disturb the peace, quiet, and comfort of the neighboring inhabitants” was not unconstitutionally vague. The facts in City of Miami Beach v. Kwartin, 49 Fla. L. Weekly D 2261 (Fla. 3rd DCA, November 13, 2024), indicate that a Miami Beach resident was cited for violating the City’s noise ordinance after his neighbor complained about noise.

The allegedly noisy resident first appealed the citations to a special magistrate who upheld the City citations. The resident then appealed to the Circuit Court, arguing that the noise ordinance was unconstitutionally vague because it lacked an

MICHAEL J. GELFAND, ESQ., SENIOR PARTNER, GELFAND & ARPE, P.A.

Michael J. Gelfand, Esq., the senior partner of Gelfand & Arpe, P.A., emphasizes a community association law practice, counseling associations and owners how to set legitimate goals and effectively achieve those goals. Gelfand is a dual Florida Bar board-certified lawyer in condominium and planned development law and in real estate law, a certified circuit and county civil court mediator, a homeowners’ association mediator, an arbitrator, and parliamentarian. He is a past chair of the Real Property Division of the Florida Bar’s Real Property, Probate & Trust Law Section, and a Fellow of the American College of Real Estate Lawyers. Contact him at ga@gelfandarpe.com or 561-655-6224.

objective standard. The Circuit Court agreed with the City that noise ordinances “do not require mathematical precision, nor do they require a decibel reader.” Nonetheless, the Appellate Division invalidated the noise ordinance relying on whether the sound was at a “louder volume than is necessary for convenient hearing for the person or persons who are ... in the room, vehicle ... or chamber in which such machine or device is operated and who are voluntary listeners thereto.”

The third time was the charm for the City, which sought further review from the Third District Court of Appeal. That appellate court

ONE KEY FACTOR IS WHETHER THE COMPLAINING NEIGHBOR IS WILLING TO ACTUALLY STEP FORWARD, LEAVING THE CLOAK OF ANONYMITY. SOMETIMES RECORDINGS

AND DECIBEL MEASUREMENTS CAN HELP.

found that that the City could enforce a noise restriction when read in conjunction with another ordinance:

The following acts, among others, are declared to be unreasonably loud, excessive, unnecessary or unusual noises in violation of this section ....(b) Radios, televisions, phonographs, etc. The using, operating, or permitting to be played, used or operated any radio receiving set, television set, musical instrument, phonograph, or other machine or device for the producing or reproducing of sound in such manner as to disturb the peace, quiet and comfort of the neighboring inhabitants....

Thus, the appellate court quashed the Circuit Court’s

decision reasoning that the case could have been decided without invalidating a portion of the noise ordinance.

So how much is too much? The bottom line is that noise restrictions can be enforceable.

One key factor is whether the complaining neighbor is willing to actually step forward, leaving the cloak of anonymity. Sometimes recordings and decibel measurements can help.

Defining thresholds may not be easy, but a line can frequently be drawn. Inside Florida communities, ensure that the community’s “documents” allow for the adoption of noise restrictions and that the restrictions are properly adopted.

IN-YOUR-FACE VIOLATIONS

SELF-HELP: WHEN IS ACTION JUSTIFIED? WHEN WILL YOU BE PUNISHED?

What can a Florida community association do when an owner flouts a restriction? Can they just barge in? At what point does self-help become outrageous and justify punitive damages being awarded against the association?

A recent Florida appellate court addressed whether self-help can justify punishment against an association. In The River Front Master Association, Inc. v. North Investment Group, LLC, 49 Fla. L. Weekly D 2163 (Fla. 3rd DCA, October 30, 2024), the lessee of a condominium unit operating a real estate business in the unit placed signs in the unit’s storefront window. The condominium’s declaration permitted commercial unit owners to install signs and display marketing materials. The association had allowed the lessee to place a large sign displaying its name on its storefront as well as various real estate listings.

Thereafter, the association modified its rules to prevent unit owners from using their front windows as advertising displays. As a result of the modified rules, the association ordered the lessee to remove its signs. The lessee did not remove the signs; thus, the signs were removed, and the windows were tinted. The lessee sued the association alleging it experienced a substantial decline in real estate sales and sought punitive damages.

The Florida appellate court ruled that the association’s efforts at self-help, changing its signage policy, taking down the business’ signs, and tinting the windows to prevent violations of the signage policy, did not “shock the conscience.” The court explained that to permit a claim for punitive damages, the conduct must be so outrageous and reprehensible as to “shock the conscience.” Here, the alleged conduct fell short of the requirements to support punitive damages.

Before running into an owner’s property to stop a violation, take note that the court’s holding does not open the proverbial “door” to any type of self-help! In ruling against punitive damages, the court left open the business’ claims for damages which alleged that the association took action to favor a competitor.

The lesson to take away from this case is that while self-help might be permitted, and punitive damages may face a high hurdle, associations must be careful! Self-help frequently creates confrontations, physical and legal. Confirm your legal rights before embarking on self-help types of enforcement. n

BY LAURA MANNING-HUDSON

W Recommendations for Associations Seeking Financing for Major Projects

ith so many Florida condominium associations contending with budget increases as a result of the newly required inspections and reserves, many boards of directors are exploring financing options with banks and credit unions. Some lenders are responding by making concerted efforts to expand their commercial loan portfolios with loans for associations, which are generally considered to be relatively low in risk due to the lien rights backing community collections.

Photo by iStockphoto.com/fizkes

For most associations, their routine maintenance and operational expenses are funded via their regular monthly assessment fees, but major new expenses requiring substantial budget increases will necessitate new funding sources. Those that wish to avoid significant shortterm special assessments that could create financial strains for their owners should consider lender financing as an alternative.

Some of the types of projects that are appropriate for lender financing include major repairs and restorations of building façades, siding, and masonry. Roof repairs and replacements as well as new rooftop elements, including HVAC chillers, are also on the short list for financing options. Other major projects that are suitable for lender financing include work on building windows, balconies, decks, elevators, and exterior pavers and pavements.

For these and other such projects, lenders evaluate an association’s qualifications by carefully considering such matters as its current collections and delinquencies. Communities with no more than 10 percent of the units facing arrears in the payment of their regular assessments make for strong candidates for many lenders.

Loan officers will also wish to inspect the association’s balance sheets, which should reflect a minimum of 20 percent of the regular annual assessments available in immediate cash. These funds may include reserves as well as general operating expenses.

The size of the community seeking financing is also an important consideration for many prospective lenders. Small

communities with fewer than 25 residences are more likely to experience difficulties repaying loans, and some lenders may require a minimum number of units to qualify.

Of course, the total amount of the loan being sought will be among the primary considerations. Many lenders will only consider loans for a minimum of $100,000.

A community’s mix of investors versus owners who make the condominium their primary place of residence will also often be a critical consideration. Many lenders will only consider granting financing to communities in which at least 60 percent of the units are owner occupied. For relatively new enclaves in which the developer still retains

Covenant enforcement

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Attendance at meetings

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Review and negotiation of loan/line of credit documents

General litigation

And more!

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

ownership of a number of residences, they may look to carve out the developer-owned units in order for the association to qualify for financing.

Reserve studies and funding will also be important qualifiers. Lenders will be more likely to approve communities that they deem will be able to cover their foreseeable expenses and financial obligations throughout the duration of the loan.

Given all the factors that prospective lenders will be considering, communities should review and bring as much order as possible to their overall financial health prior to submitting any loan applications. They should take all reasonable measures to diminish their delinquencies and build their cash reserves, which may entail measured budget and assessment increases. They

LAURA MANNING-HUDSON, MANAGING SHAREHOLDER, SIEGFRIED RIVERA

Laura Manning-Hudson is the managing shareholder of the West Palm Beach office of the law firm of Siegfried Rivera. She is board certified as an expert in community association law by the Florida Bar and is one of the firm’s most prolific contributors to its Newsroom blog at www.SiegfriedRivera.com/blog. The firm also maintains offices in Miami-Dade and Broward counties, and its 51 attorneys focus on real estate, community association, construction, and insurance law. For more information visit www.SiegfriedRivera.com, email LManning@SiegfriedRivera.com, or call 800-737-1390.

should also consider completing a reserve study, resolving any pending legal issues, and obtaining a current financial audit from a qualified expert.

Associations should seek term sheets and proposals from several qualified lenders in order to compare any varying terms and rates. This enables an association and its board of directors to demonstrate to the owner members that they have sought and secured the best possible rates and terms. Before executing a loan commitment or entering into a loan agreement, it is recommended that associations have their qualified legal counsel review the documents in order to ensure that the associations’ interests are adequately protected.

Given all the increased costs that Florida condominium associations

are facing due to the findings of their inspections and reserve studies, bank and credit union loans for communities are predicted to continue growing in the months and years to come. By reviewing and enhancing all the factors that are indicative of their overall financial health, associa-

tions will be able to put themselves in the best possible position to secure the funding they need to meet their growing obligations. n

Photo by iStockphoto.com/Userba011d64_201

Herbie Wiles Insurance Agency

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Insuring over 100 FL condo associations and HOAs.

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

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

INSURANCE VALUATIONS

Expert Reserve Services Inc. 433 Silver Beach Ave., Suite 104 Daytona Beach, FL 32118 866-480-8236

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PRIVATE LENDING

Gelt Financial LLC: 561-221-0900

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LEGAL SERVICES

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

Siegfried Rivera 201 Alhambra Circle, 11th Floor Coral Gables, Florida 33134 800-737-1390

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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.

MANAGEMENT CO. DIRECTORY

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

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

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ASPHALT REPAIR/ REJUVENATION

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

BALCONY INSPECTIONS

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

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

CONCRETE RESTORATION PROJECT MANAGEMENT

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

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

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

ELEVATOR/POOL EMERGENCY COMMUNICATIONS

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

ENGINEERS

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

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

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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.

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

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

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Blue Stream: 954-753-0100; www.mybluestream.com

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

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