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October Contents VOLUME 41 NUMBER 10 2026
76
8
94
FEATURES 8 Florida Is Excited to See You! 30 The 10-Year Connectivity Test
IN EVERY ISSUE 6 Journal Notes
46 A Board’s Guide to Better Preparation
72 FCAP Community 94 CAM Matters 97 Financial, Legal Services, and Management Directories 102 Products and Services Directory 104 Display Advertisers’ Index
50 A Roof’s Age Is Only One Number
LEGAL CORNER
the SIRS: What Florida Condominium 34 After Boards Should Do Next Now a Deadline for Landline Retirement: 42 There’s How Does It Affect Your Emergency Phones? Meeting Season Without the Mayhem:
Changes When Snowbirds Return? 62 What A Planning Guide for HOA Boards Your Home a Quick Performance 68 Give Check, Snowbirds Practices for Welcoming Returning 70 Best Snowbirds to Florida's Beachfronts
76 Florida’s Snowbirds—Tips for the Great Migration 80
Lessons from the Icon Brickell Pool Deck Litigation: What Florida Associations, Boards, and Contractors Should Take Away
84
Rembaum’s Association Roundup When Directors’ and Officers’ Insurance Isn’t What You Think It Is: A Wake-Up Call for Community Association Board Members
Voting vs. Electronic Ballots in Florida 90 Electronic Community Associations www.fcapgroup.com | FLCAJ October 2026 3
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Journal Notes Have you noticed that the streets
are filled with more out-of-state license
plates, restaurants are requiring a longer wait time to get a table, and the beach is even more crowded? The
return of many of the snowbirds who want to enjoy some relaxation in the
sun and in their communities has commenced. They will give a boost to
the local economy and keep the social committees hopping. Welcome home, snowbirds! It’s great to have you back.
Turn to page 8 to read “Florida Is
Excited to See You!” The service providers offer practical advice on the steps to take
to make sure owners’ units, environs, and furnishings are in tip-top shape.
On page 30 Theresa Fletcher with Summit Broadband points out the ques-
tions community boards should be asking about their internet infrastructure, such as, “Is the network scalable? Can it accommodate rising bandwidth demand?
Does it support both community operations and individual residences? And will it be ready when the next generation of connected technologies becomes commonplace?” Read the entire article and reach out to them with your questions.
Flip to page 42 to read the article by Chad Talbert with Kings III Emergency
Communications. He talks about the FCC passing the Network and Services
Modernization Act in March 2026, which allows phone carriers to retire copper
landlines with 90 days’ notice. He also shares the factors you should consider and questions you should ask when considering replacement technology.
On page 76 Jonathan Zim, Esq., with Becker shares important information for
the snowbirds returning to their Florida communities. He clears up a “common
misconception among seasonal residents, [which] is that condominium living is similar to resort-style living where the condominium association is responsible for virtually everything.” Instead, “A condominium owner owns his or her individual unit and an undivided percentage interest in the common elements, common expenses, and common surplus.”
Turn to page 80 to read the article by Zachary Landes, Of Counsel with Haber
Law. He highlights the Icon Brickell Master Association and a construction defect lawsuit that arose out of a pool deck reconstruction project. When it comes to
what community association boards can do, he says, “The biggest takeaway for associations is that protection starts before the first day of work.”
FLCAJ wishes you a safe trip back to Florida and a good time at your commu-
nity association.
Publishers Richard Johns Dana Johns Editor Michael Hamline Art Director Nick Walker Advertising Sales Phone: (800) 443-3433 Email: info@fcapgroup.com Circulation/Accounting Tammy Hanner Phone: (800) 443-3433 Fax: (501) 280-9233 Editorial Phone: (800) 443-3433 Fax: (501) 280-9233 Florida Community Association Journal is published monthly by True Source Publishing LLC 1000 Nix Road Little Rock, AR 72211-3235 Email: info@fcapgroup.com Website: FCAPgroup.com Copyrighted by Florida Community Association Journal. Reproductions of any part of this publication without written permission of the publisher are prohibited. Subscription Rates
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Postmaster Send address changes to: Florida Community Association Journal 1000 Nix Road Little Rock, AR 72211-3235 or email info@fcapgroup.com
Editor
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Florida Is Excited to See You! Editor’s Note: As you return to your Florida homes, FLCAJ shares advice from multiple service providers who provide many important lessons to learn from and actions to take.
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ELCOME BACK: A SAFE RETURN STARTS WITH A QUICK PROPERTY CHECK BY JULIEN YANES
Returning to your Florida home for the season should feel exciting, but before settling back into your routine, take a few minutes to see what may have changed while you were away. Review recent association notices for updates on restoration projects, inspections, waterproofing, painting, balcony work, garage repairs, or other improvements completed during the summer. Once inside, look for signs of water intrusion, cracking, deteriorated sealants, or other conditions that may have developed in your absence. If
8 October 2026 FLCAJ | www.fcapgroup.com
construction is still underway, be sure to note temporary walkways, parking changes, restricted areas, work hours, and any access requirements affecting balconies or windows. If you notice anything concerning, report it promptly to property management rather than attempting repairs yourself. Staying informed and addressing issues early can help protect your home, support ongoing community improvements, and make your seasonal return safer, smoother, and more enjoyable throughout the busy months ahead in South Florida. Julien Yanes is office support assistant and marketing for Age of Empire. For more information call 305-851-5897 or visit www.ageofempireinc.com.
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CLEAR COMMUNICATION CREATES A SMOOTHER SEASONAL RETURN BY ANDREW GOLDSTEIN
Seasonal residents can help their community operate smoothly by maintaining timely communication with the association before leaving and before returning. Provide management with current contact
information, an emergency contact, and the dates your unit will be vacant. Confirm where official notices should be sent and regularly monitor the association’s approved communication channels while away. Before returning, review recent association updates, meeting notices, construction schedules, rule changes, and maintenance announcements. Notify management of your expected arrival when access, parking, elevator reservations, or contractor coordination may be affected. Residents should also designate a trusted local representative who can respond if an urgent issue arises inside the unit. Any authorization should be documented clearly and updated when circumstances change. Consistent communication reduces misunderstandings, helps management respond quickly, and protects the resident and the community. A brief check-in before departure and return can prevent avoidable problems and support a smoother seasonal transition for everyone. Andrew Goldstein is director of marketing for Ansbacher Law. For more information call 904-737-4600 or visit Ansbacher.net.
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www.fcapgroup.com | FLCAJ October 2026 9
TAKE PROACTIVE MEASURES BY DILLON MARKSBURY, MBA
As seasonal residents return to Southwest Florida, now is the perfect time for communities to conduct a thorough inspection of their property and amenities. Increased usage of pools, fitness centers, sidewalks, parking areas, and entry gates can quickly expose safety concerns that may have gone unnoticed during the summer months. General liability insurance, including umbrella coverage, has experienced significant premium increases in recent years. A combination of rising litigation, fewer carriers, broader policy exclusions, and an increase in “nuclear claims” has contributed to a challenging insurance market. Some best practices to consider to help limit exposures include creating a safety committee to identify hazards, inspecting fitness equipment, maintaining proper signage, installing cameras in strategic locations, ensuring gates function properly, verifying that pool safety features are operational, and maintaining adequate lighting throughout the property.
While proactive measures cannot prevent every incident, they can reduce the frequency and severity of losses, helping protect both residents and the community’s financial well-being. Dillon Marksbury, MBA, is a commercial advisor for Atlas Insurance. For more information email dmarksbury@ atlasinsuranceagency.com, call 941-552-4121, or visit atlasinsuranceagenc.com.
PLAN YOUR ARRIVAL
BY JOSEPH MARKOVICH, ESQ.
Returning snowbird residents should plan their arrival well before traveling back to their community. Review your association’s declaration of covenants, bylaws, and rules for any updates made during your absence. Verify that all assessment payments are current and check whether any special assessments were approved while you were away. Notify association management of your return date and update your contact information on file. Arrange for important association communications to be forwarded to you and designate a trusted local contact who can act on your behalf if necessary. Schedule a property inspection and complete any required
Miami Dade | Broward | Palm Beach To learn more, contact Kristina Dumornay at 954-845-6102 and email at Kdumornay@miamimanagement.com
www.miamimanagement.com 10 October 2026 FLCAJ | www.fcapgroup.com
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maintenance or repairs before arrival. Confirm that you are meeting all hurricane and storm preparation requirements mandated by the association. Make sure your utilities are activated and functional when you return. By following best practices, you will minimize surprises, maintain compliance with association rules, and enjoy a safe and enjoyable return to your Florida home. Joseph Markovich is attorney at law for Becker. For more information call 239-628-4917, email jmarkovich@ beckerlawyers.com, or visit beckerlawyers.com.
WELCOME BACK TO SUNNY SOUTH FLORIDA! BY BETH SANZONE
Heading back to sunny South Florida? We can’t wait to welcome you home! If your communitycontracted TV and internet service doesn’t connect right away, try a quick restart before calling for support as service visits may carry a fee. Follow these simple steps to restart your equipment to get up and running smoothly.
12 October 2026 FLCAJ | www.fcapgroup.com
• • • •
Turn off your equipment and unplug it from the wall. Wait about one minute to let everything reset. Plug all devices back into the outlet. Power them back on.
Also, if you put extra services that are not included in your community’s contract on seasonal hold, please log in online at least a week before you travel to confirm your return date. That way everything is ready the moment you walk through the door. Safe travels, and welcome back from your friends at Breezeline! Beth Sanzone is regional marketing manager for Breezeline. For more information visit breezeline.com/communities.
WELCOME BACK, BOARD MEMBERS! BY ASHLEY DIETZ
As you settle back into your Florida HOA or condominium, it’s a good time to ensure your board education is up to date. Florida board members have certification and annual continuing education requirements that must be completed.
Is Your Community's Connectivity Ready for the Next 10 Years? Internet is no longer just another utility— it's essential infrastructure that supports how residents live, work, learn, and stay connected. As technology evolves and bandwidth demands continue to grow, communities should be evaluating whether their connectivity infrastructure is built to meet tomorrow's needs, not just today's.
Did You Know? Communities often invest in roads, roofs, and security systems—but internet infrastructure is now just as essential to residents' daily lives and long-term community value.
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Beyond the required board member certification courses for HOAs and condominiums, condominium directors must complete one hour of annual continuing education focused on recent legislative changes to Chapter 718 (Condo Statute) and related rules. HOA directors of an HOA association with fewer than 2,500 parcels must complete at least four hours of continuing education annually. A director of an HOA association with 2,500 or more parcels must complete at least eight hours of continuing education annually. If you need to complete a board certification course or your annual continuing education, Campbell offers several on-demand options you can take at your convenience. Visit Campbellevents.org or scan the QR code to access the on-demand courses.
GIVE YOUR ASSOCIATION A FINANCIAL CHECKUP BY SEAN FRIEND
As snowbirds return to Florida, it is a good time for community associations to check their financial
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health and prepare for the busy season ahead. Start by reviewing reserve funds, upcoming projects, and expected expenses. Make sure your association has enough cash available for regular needs while keeping long-term funds protected. Next, review who has access to your association’s bank accounts and how payments are approved. Simple steps like using multifactor authentication, setting clear approval rules, and confirming changes to payment information can help protect association funds. Boards should also review their banking tools and account setup to make sure they still meet the community’s needs. Working with a bank that specializes in community associations can help boards understand their options and prepare for changing financial needs. A financial checkup before seasonal activity increases can help your association catch potential issues early and start snowbird season on strong financial footing. Sean Friend is senior vice president, commercial relationship manager, for Cogent Bank. For more information call 239-776-6448, email sfriend@cogentbank.com, or visit cogentbank.com.
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WELCOME BACK, SNOWBIRD: A HOMECOMING CHECKLIST BY LESLIE ALVAREZ, CMCA, AMS, LSM, PCAM
Before you unpack the suitcase, give your property a once-over. Months of Florida humidity and summer storms can leave surprises behind. Check the exterior first—Walk the perimeter for storm damage, roof issues, or landscaping overgrowth, especially after hurricane season activity. Run the water— Flush toilets, run faucets, and check under sinks for leaks that may have gone unnoticed for weeks. Test AC and appliances—Make sure they operate before you need them; a system sitting idle in Florida heat is prone to mold and mechanical strain. Reconnect with your association—Review any board communications, assessment notices, or community updates you may have missed—HOAs and condominium boards often handle budget season, insurance renewals, or maintenance projects while owners are away. Update your contact information—Check in with management so you don’t miss anything important next season. A five-minute check now can save you a costly surprise later. Welcome home! Leslie Alvarez, CMCA, AMS, LSM, PCAM, is president and founder of Community ACE. For more information call 561-783-2968 or visit communityace.com.
WALK YOUR UNIT BEFORE YOU UNPACK BY JASON HAMBRECHT
Your condominium just went through an entire Florida summer of heat, humidity, and storms without you. Before you settle in, take a slow walk with your phone camera. Inside the unit look for water staining on ceilings and around windows, warped flooring, and musty odors that suggest a leak. Flush every toilet and run every sink and shower; the water seal in each drain dries out over a long absence, and a sewer smell often means an empty trap, not a leak. On the balcony look for cracking or flaking concrete, corrosion staining, and railings that feel loose. Photograph anything that changed, date the photos, and report it to your manager or board in writing. Small observations when 16 October 2026 FLCAJ | www.fcapgroup.com
reported early are how associations catch small problems while they are still small. Your building’s maintenance plan works best when the people who live in it are part of it. Jason Hambrecht is president and CEO of Construction Solutions Inc. For more information call 904-261-8703, email jason@csidesign.com, or visit www.csidesign.com.
WELCOME BACK, SNOWBIRDS: THIS WINTER COMES WITH A CATCH BY JEREMIAH KIEFER
As Florida’s seasonal residents head south for the winter, they should take note that the same strong El Niño suppressing hurricane activity could lead to a very active winter storm season. NOAA forecasts a very strong El Niño this winter above 90 percent. That pulls the jet stream south, raising the odds of severe wind, hail, and tornadoes. Data going back decades shows strong convective storm activity in Florida rises measurably during El Niño winters, peaking January through April. As soon as you unpack, walk your property and report any building condition issues to your management team. Suggest they confirm roof and envelope inspections accounting for wind, hail, inland flooding, and freeze, not just age and wear. This includes power and communications redundancy. A few precautions now beat a costly repair later. Associations should confirm these risks are addressed through vendor partner alignment and budgeting often forgotten about post-hurricane season. Jeremiah Kiefer is founder/CEO of Deft Group. For more information visit www.deftresilience.com.
BEFORE YOU UNPACK, UPDATE YOUR ACCESS LIST BY COLLEEN PIERRE
Welcome back! After six months away your community access list is probably out of date, and stale permissions are one of the easiest security gaps to close. Start with people. Remove last season’s contractors, cleaners, and one-time guests who still have standing access. Confirm the family members, caregivers, and dog walkers you actually expect this season. Update vehicle information if anyone traded in a car over the summer.
Then check your own details. Make sure your phone number and email are current so the gate can reach you, and reinstall your community app if you switched phones. Finally, ask your manager when the community last reviewed camera coverage, gate hardware, and after-hours procedures. Seasonal turnover is the natural time for that audit. Fifteen minutes now saves a season of gate calls. Colleen Pierre is vice president of marketing with Envera Systems, which has provided always-on community security to Florida communities for 19 years and counting. For more information visit www.EnveraSystems.com.
ARE YOU A SNOWFLAKE OR A SNOWBIRD? BY DEE HENANN
For seasonal Floridians, coming back is about more than reopening the house, it’s about reconnecting with the community you call home. I like to ask 55+ audiences, “Are you a ‘snowflake’ or a ‘snowbird’?” Snowflakes come and go throughout the year, while true snowbirds typically head north for several consecutive months. Either way, returning to your Florida home should feel like returning to the fun.
Once you’ve checked for repairs and unwanted pests, flushed faucets, run appliances, replaced smoke detector batteries, and tested your Wi-Fi and internet connection, turn your attention to what really makes your seasonal home special: the people and experiences around you. Reach out to friends before you arrive. Make plans for dinner. Find the new neighborhood restaurant. Rejoin your card group or pickleball game. Research consistently shows that staying socially connected supports our health, well-being, and quality of life. So, welcome back. Your home may be ready—but make sure your social calendar is, too. Dee Henann is VP of business development at Fibernow. For more information email dhenann@fibernow.com or call 786-521-0783.
HELPING SEASONAL RESIDENTS FEEL AT HOME AGAIN BY MICHELE POETSCHE
For many Florida communities, the return of seasonal residents marks the beginning of a busy and vibrant time of year. While operational readiness is important, boards should also focus on the resident experience. A thoughtful welcome-back communication can
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help residents quickly reconnect with the community by sharing key updates, upcoming events, amenity information, and important reminders. Resident engagement initiatives such as social gatherings, committee opportunities, and seasonal programs can foster connections and strengthen community spirit. Boards should also pay close attention to service levels during this transition. Increased occupancy often means greater demand for amenities, maintenance, security, and resident support. Monitoring service performance and addressing concerns early helps ensure expectations are met. Communities that prioritize communication, engagement, and service create a welcoming environment that helps seasonal residents feel at home from the moment they return. Michele Poetsche has 16 years of experience managing operations in South Florida high-rise buildings and is an LCAM and regional director at FirstService Residential. For more expert advice for HOA board members, visit bit.ly/FSRFlorida
RESTORING STRUCTURES. FORTIFYING CONFIDENCE.
SNOWBIRDS: BUILDING BEST PRACTICES FOR YOUR RETURN TO FLORIDA Tips for A Safe And Smooth Seasonal Transition BY G. GISELE SAYGI, LCAM, CPM
As fall approaches, many snowbirds prepare for their return to sunny Florida. To ensure a seamless transition, it’s important to take a few steps to protect both your residence and your community. Upon arrival, inspect your unit, balcony, windows, and exterior doors for signs of water intrusion, cracking, concrete deterioration, or other damage that may have developed during the summer months. Check in with your property manager and board members for updates on inspections, ongoing restoration projects, upcoming repairs, special assessments, and building-safety requirements. Board members should also review the association’s current maintenance priorities and confirm that identified structural, façade, roofing, and waterproofing concerns are being addressed promptly by qualified professionals.
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Stay informed throughout the season by reading association communications and participating in meetings, whether virtually or in person. If you notice leaks, cracks, rust stains, loose concrete, or other concerning conditions, report them to management immediately. These small steps can help prevent minor concerns from becoming costly repairs while supporting the long-term safety, appearance, and value of your Florida community. Fortify Restoration provides concrete and structural restoration, waterproofing, roofing, façade restoration, and painting services for occupied communities throughout Florida. G. Gisele Saygi is the senior director of business development for Fortify Restoration. For more information call 844-40-FRTFY or email gisele@fortifyrestoration.com.
YOU’RE BACK. INSPECT, PROTECT, AND REPAIR BY JAHEL DELGADILLO, PUBLIC ADJUSTER LIC# W476595
Inspect—Don’t Let Hidden Damage Go Unnoticed After being away, carefully inspect your property. Water intrusion, plumbing leaks, and mold can remain hidden, and the source may originate beyond your property. Are you unsure what to look for or prefer a professional inspection? Four Winds Public Adjusters offers a free property inspection to help identify damage that may otherwise go unnoticed. Protect—Before You File, Know Your Policy Don’t assume coverage shown on your declarations page tells the whole story. Policy provisions, limitations, endorsements, the source of damage, and how your loss is documented and presented can affect coverage. We help you understand the fine print. Prepare Was no damage found? Now is the time for our free, in-depth policy review. We help you understand your coverage, identify potential gaps or limitations, and make informed decisions before a loss occurs. Know what your policy will and won’t do for you before you have to rely on it. Jahel Delgadillo is the president and senior public adjuster for Four Winds Public Adjusters Inc. For more information call 754-263-1116, email info@fourwindsolu tions.com, or visit www.propertypublicadjusters.com.
HOME SWEET HOME: A SNOWBIRD’S GUIDE TO SETTLING BACK IN BY JEREMY APISDORF, ESQ
We want to welcome our seasonal residents, lovingly known as “snowbirds,” back to South Florida. As you settle in, we recommend some best practices to ensure your residence is safe, secure, and protected for the season. After months of heat, humidity, and storms, inspect your property for wind damage, moisture intrusion, or mold, particularly around windows and doors. Schedule an HVAC service to ensure your system is operating at peak efficiency. Contact your condominium or homeowners’ association to confirm assessments are current, and ask about upcoming special projects. Test smoke detectors, fire alarms, and security systems; replace batteries; and restock emergency supplies. Review your insurance coverage and remain alert to scams targeting seasonal residents. It’s also a good time to refresh your knowledge of local emergency contacts and evacuation routes. Finally, reconnect with your neighbors, settle in, and enjoy everything South Florida has to offer. Welcome home! Jeremy Apisdorf, Esq., is Of Counsel for Haber Law. For more information call 305-379-2400 or visit www.haber.law.
YOUR PIPES HAD A LONG, HOT SUMMER TOO BY PAIGE CROWE
Board members, here’s a question worth asking before your community fills back up: When did anyone last look inside your pipes? A long Florida summer of heat, humidity, and heavy rain is hard on water, sewer, and stormwater systems—and failures love to strike at peak occupancy, when disruption costs the most. The fix is shifting from reactive to proactive. A preseason video inspection catches small issues—cracks, root intrusion, and early corrosion—while they’re cheap and simple to solve, giving your board a clear, economical plan instead of a surprise assessment. As a true one-stop shop, Hinterland Group handles inspection, trenchless rehabilitation, and emergency response from a single accountable partner. Trenchless repairs restore aging pipelines from the inside out—no major www.fcapgroup.com | FLCAJ October 2026 19
digging, no torn-up roads, and a minimal disruption to residents. And if an emergency ever strikes, we’re ready 24/7. A little foresight protects everything. Paige Crowe is marketing director at Hinterland Group. For more information call 561-685-6147, email infrastructurerepair@hinterlandgroup.com, or visit www.hinterlandgroup.com.
SNOWBIRDS RECONNECT: YOUR TECH TUNE-UP STARTS HERE! BY MICHELLE JOHNSON
Welcome back to your Florida home! As you settle in for the season, take a few moments to ensure your technology is ready to keep you connected. Follow these quick tech tips: Refresh Your Setup—Review your TV guide, Wi-Fi settings, and smart home devices to make sure everything is working smoothly. Check Your Network—Test your internet speeds and Wi-Fi coverage for optimal performance. Access Your Account—Use your provider’s online portal to manage services, troubleshoot, and stay informed. Know Your Support Options—Familiarize yourself with your provider’s customer support if needed. Stay Informed—Explore community channels or apps for local updates and events. Let Hotwire be your trusted technology partner this season, powering your return with connection, care, and confidence. Welcome home! Michelle Johnson is business development coordinator and communications specialist at Hotwire Communications. For more information visit hotwirecommunications.com.
WELCOME BACK, SNOWBIRDS: START THE SEASON WITH A POWER CHECK BY SEAN LEVINE
Welcome back! Before the season kicks into full swing, a little electrical attention goes a long way— both in your unit and across your community. At home, test your GFCI outlets, check that no breakers tripped over the summer, and look for any fixtures that dimmed or burned out while you were away. Frequent LED burnout is often a sign of utility voltage spikes—an issue easily solved with surge protection at the panel. At the community level, ask your board about 20 October 2026 FLCAJ | www.fcapgroup.com
protection for sensitive building systems like elevator drives, which are costly to replace but inexpensive to safeguard. And with insurance carriers scrutinizing building conditions more than ever, scheduling your own electrical inspection now—before they do—keeps your association ahead of surprises. A safe season starts with a simple checkup. Enjoy your winter home! Sean Levine is account manager for Hypower Electrical Services. For more information call 888-978-9300, email service@hypowerinc.com, or visit www.hypowerinc.com.
WHY OPERATING AND RESERVE FUNDS SHOULD REMAIN SEPARATE BY SUNDEEP JAY
Welcome back, board members! An association’s operating and reserve funds serve two distinct purposes and should be accounted for separately. The operating account reflects the cost of running the association each year, including utilities, insurance, management, landscaping, routine repairs, and other recurring expenses. Reserve funds, however, are intended for the long-term maintenance, repair, and replacement of major common-area components. Keeping these funds separate gives board members and owners a clear financial picture. The operating budget shows what it costs to operate the community today while the reserve budget identifies what must be set aside to maintain the community’s assets over time. When operating expenses are paid from reserves— or reserve projects are treated as operating expenses— the association’s true financial position becomes difficult to evaluate. Clear separation improves transparency, strengthens financial planning, and helps boards make more responsible budgeting decisions. Sundeep Jay, RS, PRA, is president of J.R. Frazer Inc. For more information call 561-488-3012, email sundeep@ JRFrazer.com, or visit www.JRFrazer.com.
SNOWBIRDS, THINK BEYOND TYPICAL MAINTENANCE THIS SEASON BY ZULY MARIBONA, LCAM, CMCA, GRPO: O & M
Welcome home. There is something special about this time of year. As seasonal residents return, our Florida communities come alive again. Neighbors
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reconnect, activities pick up, and familiar faces return to the places they love. As you settle back in, start with a quick check of your home. Make sure your HVAC and thermostat are operating properly; run faucets and inspect plumbing for leaks; and check smoke and carbon monoxide detectors, security systems, and other home technology. A few simple steps can provide peace of mind for the season ahead. But your return is much more than maintenance. Take some time to rediscover your community. Catch up on what has changed while you were away, explore upcoming events and programs, visit the clubhouse, enjoy the amenities, and reconnect with neighbors. From fitness and wellness to social activities and new experiences, there may be more waiting for you than you realize. Most importantly, stay connected with your community management team. They are here not only to help care for the community but also to serve as a resource helping you navigate updates, answer questions, and make the most of the place you call home. A great community is more than well-maintained grounds. It is the people, connections, and experiences
22 October 2026 FLCAJ | www.fcapgroup.com
that bring it to life. Welcome home, and enjoy the season ahead. Zuly Maribona (LCAM, CMCA®, GPRO: O&M) is executive vice president for Southwest and Central Florida at KW PROPERTY MANAGEMENT & CONSULTING. Visit www.kwpmc.com for more information.
BEST PRACTICES FOR WINDOWS AND DOORS BY NATE YODER
After spending the summer up north and then returning to your winter home in Florida, homeowners should take a few simple steps to ensure their windows and doors are secure, energy-efficient, and ready for the winter season. Start by inspecting all windows and doors for signs of moisture, corrosion, damaged screens, or worn weatherstripping. Check that locks, handles, hinges, and sliding mechanisms operate smoothly. A tell-tale sign of previous water intrusion is water spots on the window sill or frames or discoloration on the drywall under the windows OR baseboards that may be swollen and popping away from the wall.
Florida’s heat, humidity, and storms can cause seals and hardware to deteriorate while a home sits vacant. Look closely for gaps or cracks around frames that could allow moisture, pests, or outside air into the home. Clean tracks and remove debris from window and sliding-door channels to ensure proper operation. If you notice foggy glass, damaged seals, difficult operation, or water intrusion, have a professional evaluate the issue. Addressing small problems early can help prevent costly repairs, improve energy efficiency, and provide greater peace of mind throughout your Florida winter stay. Nate Yoder is vice president of Mullet’s Aluminum Products. For more information call 941-371-3502, email nate@mulletsaluminum.com, or visit www.mulletsaluminum.com.
HELPING SNOWBIRDS RECONNECT WITH THEIR COMMUNITY BY ANDREA WOLKOFSKY
As snowbird residents return to Florida, associations often see a renewed wave of questions: What’s happening in the community? When are the next board meetings? Are there upcoming projects, assessments, or important documents residents need to access and review? A best practice is to make that information easy to find before residents even ask. A well-organized community website can serve as a central resource for returning residents, providing easy access to association news, meeting information, governing documents, calendars, forms, and other important updates. Keeping information accessible, current, and organized can reduce repetitive questions for board members and management teams while helping residents feel connected to their community. Platforms such as MyCommunitySite are designed specifically for community associations, making it easier to maintain a centralized, mobile-friendly resource that residents can access whether they are in Florida or returning from out of state. The goal isn’t simply having a website—it’s making sure residents know where to go for answers. For more information or a demo of the MyCommunitySite software, please contact Andrea Wolkofsky at 908-670-9866, email andrea@mycommunity site.com, or visit www.mycommunitysite.com.
A FRESH APPROACH TO EXTERIOR RE-COATING BY ALEX FREEMAN
Florida’s seasonal communities often use the return of residents as an opportunity to assess exterior maintenance and plan upcoming improvements. For buildings protected with silicone-based architectural wall coatings, re-coating can present a unique challenge. As silicone surfaces age, exposure to airborne dirt and contaminants can leave façades looking uneven or weathered. While cleaning can improve appearance, the results may be temporary. More importantly, conventional acrylic and organic coatings typically cannot bond directly to existing silicone. Pecora SilcoPrime provides a practical solution. This silyl-terminated polyurethane (STPU) interlaminary primer creates a transitional layer between an existing silicone coating and a new, non-silicone architectural coating. By promoting reliable adhesion, SilcoPrime gives associations greater flexibility to choose from a variety of acrylic coating systems when planning exterior renovations. Alex Freeman is social media and content specialist for Pecora Corporation. To learn more call Pecora at 800-5236688, email techservices@pecora.com, or visit pecora.com/coatings for additional product information and technical guidance.
BOARD SIZE
BY KEITH BACKER, ESQ.
As annual meeting and election season approaches, some associations consider increasing or decreasing the size of their boards. Confusion often arises when the governing documents do not specify the number of directors, provide only a range, or identify the initial board size without explaining how it may be changed. Section 617.0803, Florida Statutes, requires not-forprofit corporations to have at least three directors, with the number specified or determined in accordance with the articles of incorporation or bylaws. The number may be increased or decreased by amendment or by the procedure authorized in those documents. For a homeowners’ association, if the articles or bylaws do not provide a method for changing the www.fcapgroup.com | FLCAJ October 2026 23
board size, an amendment will likely be required. For a condominium association, the Department of Business and Professional Regulation has interpreted section 718.112(2)(a)1, Florida Statutes, to establish five directors as the default unless the bylaws provide otherwise. DBPR arbitration decisions have also applied a five-director default when the bylaws state a range but do not explain how the number is selected. Boards considering a change should consult legal counsel well before the annual meeting. Keith Backer is attorney at law at Poliakoff Backer. For more information call 800-251-3562, email kbacker@ PBattorneys.com, or visit www.PBattorneys.com.
WELCOME BACK, SNOWBIRDS! PROTECTING YOUR COMMUNITY FROM THE TOP DOWN BY ROBERT KAPLAN
As Florida welcomes back its seasonal residents, community associations are preparing for another busy season. While residents settle into their homes and reconnect with neighbors, it’s also an ideal time to look up at the roofs protecting the community. Florida’s summer months bring intense heat, heavy rain, high winds, and tropical weather that can take a toll on roofing systems. For communities with residents away for extended periods, roofing concerns may go unnoticed until their return. Regular inspections and preventive maintenance can make a significant difference by identifying and addressing potential concerns early, helping extend the life of the roof and reducing the likelihood of more extensive repairs. Community associations can benefit from taking a proactive approach to roof maintenance rather than waiting for problems to arise. Keeping accurate maintenance records and promptly addressing reported issues also supports the long-term care of the property. As residents return to enjoy another Florida season, a well-maintained roof helps keep the community ready to welcome them home. Robert Kaplan is president of Polo International Inc. For more information call 954-782-5851, email valen@ polo14.com, or visit www.polo14.com.
WHAT SHOULD YOUR BOARD TELL SNOWBIRDS WHEN THEY RETURN? BY JASON TAIC
Snowbirds come home to a community that changed while they were away, and a thoughtful welcome-back message can save everyone a season of 24 October 2026 FLCAJ | www.fcapgroup.com
repeated questions. The best ones are brief and cover what people need: the status of major projects, upcoming meetings and events, any policy or amenity changes, and new faces on the management team. A note where official information can be located and a request to confirm contact details can help notices connect with the residents. Many residents arrive while hurricane season is still active, so a line about storm communication earns its place; and a brief unit-reopening checklist can catch small problems before they spread. Worth leaving out is a recap of every summer decision. Residents mainly want to know what changed, what’s coming, and where to ask additional questions. Answer that, and it reads like a welcome instead of homework. Jason Taic is vice president of high-rise sales. For more information visit realmanage.com.
BUDGET SEASON NOTICE REQUIREMENTS BY MATT KUISLE, PE, RS
October marks peak budget season for Florida condominium associations, making it a good time to revisit notice requirements under Florida Statutes §718.112(2)(e). Any meeting at which the proposed annual budget will be considered must be open to all unit owners; and at least 14 days before that meeting, the board must hand-deliver, mail, or electronically transmit a notice and a copy of the proposed budget to each owner. An officer, manager, or other person providing notice must execute an affidavit of compliance and file it in the association’s official records. The reserve schedule required by Florida Administrative Code 61B-22.003 is often overlooked. The proposed budget must disclose each reserve item, its useful life, remaining life, replacement cost, and the estimated fund balance—individually or pooled—as of the start of the budget period. Boards should confirm this schedule is included before mailing. Boards should calendar this 14-day window now to avoid delays or challenges to the budget’s validity. Matt Kuisle is regional executive director, PE, RS, with Reserve Advisors. For more information call 813-536-7201, email matt@reserveadvisors.com, or visit www.reserveadvisors.com.
WELCOME BACK: FIVE TIPS FOR A SEAMLESS RETURN BY JYNELL MARTZ
Welcome back, snowbirds! As snowbirds return, boards can help create a smooth transition by providing clear communication and keeping residents informed. Consider these tips to help snowbirds reconnect with their community, understand important updates, and enjoy a successful season. Review Community Updates—Encourage residents to review recent newsletters, emails, and important communications to stay informed about any community projects, policy updates, events, and amenity schedules. Update Contact Information—Remind residents to reconfirm their current phone number, email address, mailing address, and emergency contact information to ensure they receive important communications throughout the season. Review Community Guidelines—Encourage returning residents to refresh themselves on governing documents, recent rule updates, and guest and parking policies, especially before hosting family or friends.
Encourage Engagement—Use newsletters, community portals, and events to encourage residents to reconnect with neighbors and stay involved with the community throughout the season. Plan Ahead—Share upcoming meetings, events, and projects through the community calendar so returning residents can stay prepared for the upcoming months. By providing timely communication and helpful resources, boards can create a welcoming return experience for all snowbird residents. Jynell Martz is the division president of Sentry Management’s Volusia—New Smyrna division. For more information visit sentrymgt.com.
USE TECHNOLOGY TO SAFEGUARD YOUR SEASONAL RESIDENCE BY THERESA FLETCHER
Today’s technology makes it easier than ever for snowbird residents to monitor and protect their homes from FOCUSED ON anywhere. Fiber. Florida. You. Before leaving for the season, consider installing smart devices such as water leak detectors, video doorbells, security cameras, connected thermostats, and smart lighting systems.
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These tools can provide real-time alerts and allow you to check in remotely, helping prevent minor issues from becoming major repairs. A reliable internet connection serves as the foundation for these devices, keeping them connected and functioning when you need them most. Residents should also ensure their property manager and service providers have updated contact information in case urgent communication is needed while they are away. When planning your return to Florida, consider having access to a technology support service such as TechPro. Assistance with reconnecting devices, optimizing Wi-Fi performance, setting up smart home equipment, or troubleshooting technology issues can help make your transition back home smooth and stress-free. A well-connected, technology-enabled home provides added security, convenience, and peace of mind, allowing you to enjoy your time away while maintaining confidence that your property remains protected. Theresa Fletcher is senior vice president of Community Solutions at Summit Broadband. For more information contact Summit Broadband at 239-766-7040 or residential Bulk@summit-broadband.com, or visit the Summit Broadband Communities page at summit-broadband.com/ residential/communities and mention 2026 FLCAJ Snowbird Edition.
PREPLANNING FOR PROJECTS DOESN’T HAVE TO SLOW DOWN BY JENNIFER HELLE
Snowbirds return just as the budget is solidifying. Major projects tend to slow down while they’re here, but preplanning doesn’t have to. Many seasonal residents enjoy volunteering in their communities and bring years of experience and relevant skills. That experience is an asset that most associations rarely put to use. Preplanning is where it fits: framing questions about timing and scope and identifying which professionals need to weigh in and what work is theirs to perform. The questions worth raising now are the ones about sequence. What’s coming in the next five years, which years do those projects land in, and how does our association get ready for them? A project scoped early is one the reserve fund has time to prepare for. With capital and reserve planning, timing is everything. Jennifer Helle is cofounder and CEO of Telemetryx. For more information visit telemetryx.app/contact. 28 October 2026 FLCAJ | www.fcapgroup.com
PROTECT YOUR PIPES WHILE YOU’RE AWAY — AND WHEN YOU RETURN BY USA PIPELINING
Seasonal homes are especially vulnerable to hidden plumbing problems. Cast iron pipes, which are common in many South Florida condominiums and older buildings, corrode from the inside out; and months of little to no water flow can accelerate that damage, leading to backups, leaks, or even pipe failure right when residents return. Before you leave for the season, ask your association about scheduling a camera inspection of your building’s waste lines. This non-invasive check identifies corrosion, cracks, and blockages before they become costly emergencies. If issues are found, look into epoxy pipe relining—a no-demolition solution that restores pipes from the inside without tearing into walls or floors, often backed by a long-term warranty. A little proactive care before you leave means peace of mind—and working plumbing—the moment you’re back. For more information about USA Pipelining, call 954 914-9966 or visit usa-pipelining.com.
WELCOME BACK, SNOWBIRDS: IS YOUR COMMUNITY READY? BY HOLLY PAXTON
As snowbirds return to Florida, boards have a chance to make their homecoming easier, safer, and more enjoyable. A little preparation now can prevent plenty of frustration later. Start with communication. Send a friendly update covering amenity hours, gate access, parking reminders, community events, and any projects that happened while residents were away. If rules changed, explain them clearly rather than assuming everyone knows. Take a walk through the property, too. Check landscaping, lighting, sidewalks, pools, clubhouses, and other shared spaces for maintenance issues. Encourage residents to report concerns before small problems become expensive repairs quickly. Security deserves a fresh look. Review access credentials, guest procedures, and vacant-unit concerns. Remind residents not to let strangers enter behind them. In my view, the best welcome is personal. A simple community gathering can reconnect neighbors and make returning residents feel right at home again. Holly Paxton is a marketing intern at Vesta Property Services. Request a proposal today at VestaPropertyServices.com. n
Photo by iStockphoto.com/Crovik Media
The 10-Year Connectivity Test What Should Community Boards Be Asking About Their Internet Infrastructure? BY THERESA FLETCHER, SVP, COMMUNITY SOLUTIONS, SUMMIT BROADBAND
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ommunity associations routinely make long-term infrastructure decisions. Roofs, roads, stormwater systems, elevators, gates, and security systems all require planning beyond the immediate budget cycle. Internet infrastructure deserves the same consideration. For Florida community associations connectivity is now central to daily life and community operations. Remote work, virtual learning, streaming, smart-home technology, telehealth, security systems, and connected amenities all depend on reliable service. As technology continues to evolve, the volume of data moving through community networks will only grow. Because these systems now affect both resident experience and community operations, boards may benefit from evaluating connectivity with the same longrange lens they use for other capital assets. That raises an important question for boards: Is your community’s internet infrastructure built to meet the needs of the next 10 years—or primarily the needs of today? 30 October 2026 FLCAJ | www.fcapgroup.com
LOOK BEYOND TODAY’S INTERNET SPEEDS
When evaluating connectivity, it can be tempting to focus on the speeds residents are receiving today, but speed is only one part of the larger infrastructure conversation. Boards should also consider the network behind those services. Is the network scalable? Can it accommodate rising bandwidth demand? Does it support both community operations and individual residences? And will it be ready when the next generation of connected technologies becomes commonplace? These questions become particularly important when communities are considering major infrastructure investments or long-term service agreements. The goal should not simply be to purchase more bandwidth. It should be to establish a foundation that can adapt as the community’s needs change.
CONNECTIVITY IS A COMMUNITY-WIDE CONSIDERATION
For homeowners’ associations, internet infrastructure
THERESA FLETCHER, SVP, COMMUNITY SOLUTIONS, SUMMIT BROADBAND With more than 30 years of leadership experience across sales, operations, marketing, and business development, Theresa brings deep industry expertise to Summit Broadband as senior vice president of community solutions. She has held key leadership roles at AT&T and Comcast, where she focused on client satisfaction, financial performance, market share growth, process improvement, and team development in fast-paced, competitive environments. Theresa holds a master of business administration from Colorado State University and a bachelor of business administration from Flagler College. Her business background supports her ability to understand market trends, negotiate effectively, and maximize value for clients. For more information email bulk@summitfiber.com, call 239-766-7040, or visit summitfiber.com/communities.
increasingly extends beyond individual residences. Community gates, security systems, amenity facilities, property management systems, and other neighborhood technologies may depend on reliable connectivity. Residents are also increasingly using multiple connected devices simultaneously, from smart-home systems and cameras to streaming services and work-from-home technology. For condominium associations the challenge can be even more concentrated. A single building may have hundreds of households relying on shared infrastructure, while building access systems, surveillance, automation, and other operational technologies depend on the network as well. In both environments reliability and scalability matter—not just the advertised speed of an individual internet plan.
FLORIDA ADDS ANOTHER LAYER: RESILIENCE
Florida communities have another infrastructure consideration: severe weather. During hurricanes and other major weather events, communication becomes especially important. Residents need ways to receive informa-
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tion, property managers need to communicate with residents and staff, and communities may rely on connected systems while navigating disruptions. No network can eliminate the effects of a major storm, but infrastructure planning can help communities better understand their communications capabilities and identify where greater resiliency may be needed. That conversation is worth having before the next storm— not during one.
THE QUESTIONS BOARDS SHOULD BE ASKING A long-term connectivity evaluation does not have to begin with a provider’s proposal. It can begin with practical questions about the community’s current infrastructure, future needs, and upgrade path. Boards can use questions like the following to move the conversation from short-term service infrastructure readiness: • What infrastructure serves our community today? • How scalable is that infrastructure as bandwidth demand increases?
•
Which community systems, amenities, and resident services depend on reliable connectivity? • How easily can the infrastructure be upgraded in the future? • What would future upgrades mean for cost, construction, and resident disruption? • Does our connectivity strategy align with our long-term capital planning? • Are we evaluating the underlying infrastructure, not just advertised internet speeds? Taken together these answers can help boards determine whether the community is prepared for the next several years or simply keeping pace with today’s expectations.
BUILDING FOR WHAT COMES NEXT
For many associations a community-wide or bulk connectivity agreement can address infrastructure and service at the same time. It can create greater consistency across the community, simplify the resident experience, and help boards take a more strategic approach to connectivity. The larger decision, however, is about more than an internet package. It is about whether the infrastructure supporting the community today gives residents, property managers, and future boards the flexibility to adapt as needs change. Community associations have always planned ahead to protect property value and support daily life. Internet connectivity now belongs in that same conversation. The question is not simply whether your community has fast internet today. The better question is whether the infrastructure behind it is ready for tomorrow. Summit Broadband partners with Florida HOA and condominium communities to help boards evaluate connectivity needs, understand infrastructure options, and make informed long-term decisions backed by reliable fiber infrastructure and local expertise. n
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MIKE MCGILVARY
Mike McGilvary is President of Mike McGilvary Roofing, Inc., a Florida Certified Roofing Contractor specializing in tile roof preservation, remaining useful life evaluations, roof certifications, forensic roof inspections, and condition-based roof assessments throughout South Florida.
President | Mike McGilvary Roofing, Inc. Florida Certified Roofing Contractor – CCC1331721
His work focuses on helping homeowners, condominium associations, homeowner associations, community association managers, engineers, reserve specialists, and property professionals make informed roofing decisions through documented inspections, technical evaluations, and evidence-based recommendations centered on actual roof condition rather than chronological age alone. Through thousands of roof inspections, published educational articles, technical presentations, and documented preservation projects, Mike has dedicated his work to advancing industry education surrounding Florida's Roof Age Law, remaining useful life evaluations, roof certification documentation, and responsible tile roof preservation strategies.
BEFORE YOU BUDGET FOR ROOF REPLACEMENT
what florida community associations should know about roof condition, remaining useful life evaluations, and florida's roof age law
Across Florida, condominium associations and HOAs are facing increasingly complex roofing decisions. Rising construction costs, insurance market changes, reserve funding obligations, and aging roofing systems have made roof replacement one of the largest capital expenditures many communities will undertake. As a result, boards are increasingly challenged to answer an important question: Is the roof truly at the end of its service life, or is there documented evidence that it remains structurally serviceable with isolated areas requiring targeted rebuilding? That distinction is becoming increasingly important.
Understanding where deterioration is occurring—and whether it is localized or systemic—helps boards make decisions based on documented roof condition rather than assumptions based solely on age. Our hope is that this article encourages readers to begin every major roofing decision with one fundamental question: "What is the documented condition of the roof system, and what solution best serves the long-term interests of the community?" We believe that question represents responsible stewardship of association assets and aligns with sound engineering, maintenance, and financial planning principles.
Florida Statute §627.7011 reflects the importance of evaluating roof condition—not simply chronological age—in certain insurance contexts. For qualifying roofs, documented inspections and remaining useful life evaluations can provide important information regarding the roof's current condition. Beyond insurance considerations, that same condition-based approach can help associations make more informed decisions regarding reserve planning, maintenance prioritization, capital budgeting, and long-term asset management. Tile roofing systems rarely deteriorate uniformly. In our field experience, failures commonly develop first in high-water-flow areas such as valleys, flashing transitions, penetrations, wall tie-ins, drainage concentrations, and other critical details, while substantial portions of the remaining roof system may continue performing satisfactorily.
Educational resources, technical articles, documented case studies, and additional information are available at:
FloridaRoofAgeLaw.com • MMRoofRepair.com 561-856-5060
Photo by iStockphoto.com/Lemon_tm
After the SIRS: What Florida Condominium Boards Should Do Next BY KATHARINE EFFRON
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or many Florida condominium boards, completing a structural integrity reserve study (SIRS) feels like crossing the finish line. In reality, it’s the starting point. The study itself provides important information about the estimated remaining useful life, replacement costs, and reserve funding needs for key building components. But once the report is delivered, boards must begin making decisions that can affect their community’s financial health, regulatory compliance, and long-term resilience for years to come. Under Florida law, 34 October 2026 FLCAJ | www.fcapgroup.com
certain condominium and cooperative associations may be required to complete a SIRS for qualifying buildings (generally, buildings three or more habitable stories in height) and to update that study at least every 10 years, subject to statutory exceptions, phase-in provisions, and any changes in applicable law or agency guidance. The study must identify components being inspected, estimate remaining useful life and replacement costs, and provide a recommended reserve funding schedule.
A RESERVE STUDY IS MORE THAN A COMPLIANCE REQUIREMENT
A common misconception is that a SIRS is simply another regulatory box to check. While compliance is certainly important, the real value lies in what the study reveals about the future needs of your community.
KATHARINE EFFRON, VICE PRESIDENT OF SOUTH FLORIDA HIGH-RISE, FIRSTSERVICE RESIDENTIAL Katharine Effron is vice president of South Florida HighRise for FirstService Residential, bringing more than 20 years of community association management experience. A former regional director, she oversees a diverse portfolio of high-rise condominiums, ensuring operational excellence and exceptional service. She is a licensed community association manager, an industry author, subject matter expert, and community advocate. For more information visit fsresidential.com.
A structural integrity reserve study is fundamentally a financial planning tool designed to help communities prepare for future capital expenditures related to building safety and structural integrity. It is not a milestone inspection or engineering assessment intended to diagnose structural failures. As boards review the report, the focus should shift from engineering details to governance, financial planning, and risk management. “The study provides the facts, but it’s the board’s responsibility to turn those findings into a plan. The communities that benefit most from a SIRS are the ones that use it as a roadmap for long-term decision-making, not just a compliance exercise.” — FirstService Residential subject matter expert (opinion; not affiliated with or endorsed by any government authority)
www.fcapgroup.com | FLCAJ October 2026 35
FIVE KEY QUESTIONS EVERY BOARD SHOULD ASK
Once the study is complete, board members should begin evaluating its broader implications. 1. What Do These Findings Mean for Our Reserve Funding? Perhaps the most important question is whether current reserve funding levels are sufficient. Florida statutes generally require a SIRS to include a recommended annual reserve funding schedule designed to achieve the estimated replacement or deferred maintenance costs of the components identified in the study as applicable and subject to statutory requirements. Boards should review the following: • Current reserve balances • Recommended annual contributions • Projected funding gaps • Timing of future capital expenditures In some cases boards may find that reserves have been underfunded for years. Understanding the size of the gap early creates more options and reduces the likelihood of unexpected financial burdens later. 2. What Projects Should Be Prioritized Within the Next One, Three, and Five Years? The study may identify components approaching the end of their useful life, which may include roofing systems, certain structural components,
36 October 2026 FLCAJ | www.fcapgroup.com
plumbing systems, electrical systems, waterproofing, windows, and fire protection systems, depending on the building and association. Florida law requires certain qualifying structural elements to be included in the SIRS, but the specific components and terminology can vary based on statutory definitions and applicable guidance. Boards should determine the following: • Which components present the greatest risk if deferred • What projects should be scheduled within the next one to five years • Whether preventive maintenance could extend useful life and reduce future costs The goal is to move from reactive repairs to proactive planning.
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3. How Will This Affect Future Budgets and Assessments? Few board decisions are more challenging than financial decisions. The study’s funding recommendations may result in increased reserve contributions, budget adjustments, or additional conversations about future funding strategies. While every community is unique, boards should carefully consider the long-term impact of delaying reserve funding versus addressing needs today. Florida’s reserve requirements for qualifying structural components are intended to ensure communities are adequately planning for future repairs and replacements. When boards understand the financial implications early, they can make more strategic and transparent decisions. 4. How Should We Communicate Findings to Residents? The technical nature of a reserve study can create confusion among owners. Residents may have the following questions: • Why reserve contributions are changing • What repairs are anticipated • Whether special assessments may be necessary • How the study affects property values and community finances Florida law may require certain associations to provide owners with a copy of the completed study or make it available for inspection within 45 days of receipt as applicable. Certain associations may also be required to provide a statement to the DBPR confirming completion and distribution as applicable.
38 October 2026 FLCAJ | www.fcapgroup.com
Clear communication can help boards build trust and demonstrate responsible stewardship of association funds. 5. Do We Have the Right Partners to Help Us Move Forward? Many boards discover that the real challenge begins after the report is delivered. Interpreting reserve recommendations, updating budgets, prioritizing projects, coordinating vendors, and communicating with residents can quickly become overwhelming. That’s where professional management can provide value.
HOW FIRSTSERVICE RESIDENTIAL SUPPORTS BOARDS AFTER THE SIRS
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alongside boards to help them understand the practical implications of their findings and develop an actionable plan through implementation support and coordination. FirstService Residential does not provide legal, engineering, architectural, or reserve specialist services or opinions. That support may include the following: • Reviewing reserve funding recommendations • Assisting with budget planning discussions • Coordinating conversations with reserve specialists and consultants • Helping prioritize maintenance and capital projects • Supporting owner communication efforts • Creating long-term planning strategies aligned with community goals
TURNING THE STUDY INTO A STRATEGY
The communities best positioned for the future are not necessarily the ones with the newest buildings or the largest reserve balances. They are the communities whose boards understand the information in front of them and are prepared to act on it. A structural integrity reserve study provides critical insight into the condition and future needs of your property. The next step is transforming that information into a practical plan that can help protect residents, preserve property values, and support the long-term financial stability of the community.
FREE RESOURCE: FLORIDA SIRS BOARD CHECKLIST
To help boards navigate the process after receiving a SIRS, we’ve created a free Florida SIRS Board Checklist focused on oversight, compliance, and financial planning rather than engineering details. Download the checklist at https://bit.ly/FLSIRS to learn more. Because receiving the report is only the beginning. What happens next is what truly matters. n
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There’s Now a Deadline for Landline Retirement: How Does It Affect Your Emergency Phones? BY CHAD TALBERT
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f your community’s elevator emergency phones still run on landlines, you will have a decision to make very soon. Carriers are retiring those lines faster than most boards and managers expect, and many have already been caught off guard by 90-day disconnect notices. The properties that are equipped to handle this well know what their phones are connected to before the letter arrives and have a replacement plan in place.
42 October 2026 FLCAJ | www.fcapgroup.com
WHAT THE FCC CHANGED
On March 26, 2026, the FCC passed the Network and Services Modernization Order. It removed most of the federal process that used to slow carriers from retiring copper wire centers. In most cases, a carrier now only needs to give 90 days’ notice before service ends. That timeline is already in motion. AT&T has approval to retire POTS service at more than 30 percent of its wire centers by the end of 2026, with full copper landline retirement targeted for 2029. Verizon, Frontier, and Lumen are working under the same framework. When a wire center shuts down, every copper landline it serves stops at the same time. There is no gradual decline, and there is no extension for buildings that were not ready.
THE PHONE LINE EVERYONE FORGETS
Emergency phones tend to be the last thing anyone thinks about during a telecom change. They sit in elevator cabs and machine rooms; they are not bundled with the rest of the property’s phone service, and
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they’re dormant until someone presses the button. In many communities the line was installed before the current management company took over, and nobody on site can say with certainty what it runs on. That is what makes this risk different from other deferred maintenance. A failed pump or a leaking roof announces itself. A disconnected emergency phone line does not. Without regular line testing, a disconnection can go unnoticed for months. The way many properties find out is the worst version: a resident is stuck between floors, presses the button, and nothing happens. For associations with older residents, the exposure is higher than the equipment cost suggests. An entrapment that would be an inconvenience for a healthy 40-year-old can become a medical event for someone with a heart condition, someone in the Florida heat with no air circulation, or someone who cannot remain standing for an extended period.
WHAT TO LOOK AT WHEN EVALUATING A REPLACEMENT
Replacement technology is changing quickly, and there are several viable paths, depending on the property. What does not change is the job the phone has to do. An elevator emergency phone has to work when the building is at its worst, reach someone who can actually help, and tell that person where the call
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is coming from. Any option worth considering should be measured against those requirements rather than against the monthly line cost. Below are several questions you should be asking when evaluating a replacement for your emergency phone lines: What Happens when the Power Goes Out? An emergency phone is most likely to be needed during the same event that takes out building power. Ask what the phone depends on to place a call, whether it has battery backup, and how many hours of talk time that backup lasts. In Florida especially, this is not a hypothetical. During natural disasters such as hurricanes, it is crucial to have a system that can withstand multiday power outages. Does the Responder Know Where the Call is Coming From? A trapped resident may be panicked, may have a medical condition, or may not speak English. The person answering should be able to identify the specific building and elevator without asking.
44 October 2026 FLCAJ | www.fcapgroup.com
In a community with multiple towers and several cabs each, a call that connects but cannot identify its origin costs response time and can delay potentially life-saving assistance. Who Answers the Call, And What are they Trained to Do? Emergency phone calls are not customer service calls. Ask whether the call goes to a monitored central station or to a phone at the front desk, whether coverage is genuinely 24/7 including holidays, what certifications the operators hold, and whether they can handle a caller who does not speak English. Ask whether calls are recorded and time-stamped, since those logs matter for incident documentation and for the association’s own protection. What Ongoing Support Is Included (And What Isn’t)? Under a compressed timeline, the installation is the smallest part of the decision. Ask who owns maintenance after the installation, who is responsible for equipment when it fails, and what the association has to manage on its own. A system that requires ongoing technical attention from a board or a management company that does not have technical staff will not stay in good repair. One more consideration specific to emergency response: During a hurricane or a large-scale incident, commercial networks get congested at exactly the moment emergency communication matters most. Some equipment is capable of operating on the public safety network built for first responders, which maintains priority access when general networks are saturated. It is worth asking whether the option you are evaluating supports that. Landline retirement is happening on a schedule your association does not control. The part you do control is how much of the work is already done when the notice shows up. If you aren’t sure what your community’s emergency phones are running on or what a compliant replacement would look like for your property, Kings III can walk you through it. n
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Meeting Season Without the Mayhem: A Board’s Guide to Better Preparation BY RAJ BATERINA
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or HOA and condominium boards, meeting season can feel like a marathon. Budgets, projects, resident concerns, and countless details compete for attention. Without preparation, even a simple agenda item can become a long conversation with no clear resolution. What is the good news? A productive meeting doesn’t begin when everyone sits down. It starts days, sometimes weeks, beforehand. Thoughtful preparation makes meetings more focused overall, decisions more informed, and the season less stressful for board members, managers, and residents.
START WITH THE CALENDAR
Map out the coming months, and identify meetings requiring extra preparation. Budget meetings, annual meetings, elections, and major project discussions shouldn’t be treated like ordinary monthly meetings. Consider what information each meeting will require. If the board will discuss a roof replacement in October, don’t wait until October to gather proposals, inspection reports, reserve information, and financial details. A simple annual calendar gives everyone time to 46 October 2026 FLCAJ | www.fcapgroup.com
prepare and prevents last-minute scrambling.
BUILD THE AGENDA WITH PURPOSE
A good agenda is more than a list of topics. It should make clear what needs to happen. Separate routine reports from items requiring discussion or a decision. If an item requires a vote, identify it. If the board is receiving information only, say so. This gives everyone the right expectations and keeps meetings from wandering. A landscaping conversation shouldn’t suddenly become a lengthy debate about capital projects because someone remembered them mid-meeting. Keep the agenda focused but leave room for legitimate discussion.
SHARE INFORMATION EARLY
Give board members time to review materials beforehand. Financial statements, proposals, contracts, inspection reports, reserve study updates, and other supporting documents should be distributed according to the association’s procedures and applicable requirements. There’s a big difference between reading a proposal and receiving one
RAJ BATERINA, MARKETING ASSISTANT, VESTA PROPERTY SERVICES Rajika “Raj” Baterina serves as a marketing assistant at Vesta Property Services, supporting both the marketing and business development teams. She manages social media content, performs data entry, and provides administrative support to ensure smooth and efficient operations. Raj brings creativity, curiosity, and a proactive mindset to her role. She enjoys contributing values and innovative ideas and being part of a collaborative, supportive team. Outside of work Raj spends her time exploring outdoors, practicing photography, and enjoying meaningful moments with her family and friends. For more information call 877-988-3782 or visit www.VestaPropertyServices.com.
five minutes before a vote. Early access allows board members to ask meaningful questions instead of spending meeting time understanding the basics. It also gives managers time to identify missing information. If a proposal lacks warranty details or vendor documentation, those gaps can be addressed before the meeting.
REVIEW PREVIOUS DECISIONS
Before moving into new business, revisit commitments from previous meetings. A concise action-item review is usually enough. Think of it as a scoreboard. If the board agreed to obtain three proposals, everyone should know whether that happened and what comes next.
KNOW THE NUMBERS
Many major board decisions come back to finances. Before discussing a significant expense, make sure the board understands the relevant financial picture, including the operating budget, reserves, cash position, projected expenses, and existing commitments. For example, replacing an aging pool deck may seem straightforward. The board should understand whether the work is included in the reserve plan, whether funds are available, and how the project affects other priorities. Good financial preparation changes “Can we afford this?” into “How should we responsibly fund and prioritize this?”
www.fcapgroup.com | FLCAJ October 2026 47
PREPARE FOR QUESTIONS
Your Association Website Shouldn’t Be Another Compliance Concern.
Meetings rarely go exactly according to plan. Residents may ask about assessments, contractors, projects, or an issue that wasn’t on the agenda. You can’t anticipate everything, but you can prepare for obvious questions. If a landscaping contract is being considered, have the current agreement, proposed pricing, scope of work, and vendor information available. If an assessment increase is under discussion, make sure the supporting financial information is clear.
KEEP ROLES CLEAR
Meetings run more smoothly when everyone understands their role. Not every issue needs to be solved during the meeting. Sometimes the right next step is gathering information, consulting the association’s attorney, or asking a qualified professional for guidance.
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48 October 2026 FLCAJ | www.fcapgroup.com
A respectful meeting doesn’t happen by accident. Boards should establish expectations for discussion, motions, votes, and resident comments consistent with governing documents and applicable law. The best meetings are those where people can disagree without making the disagreement personal. Healthy debate is useful. Disorganized conflict usually isn’t.
DON’T FORGET THE HUMAN SIDE
Residents may attend because they’re frustrated, confused, or simply want to understand what’s happening where they live. Explain decisions in plain language and avoid unnecessary technical terms. If the board can’t answer a question immediately, say so and explain what information is needed.
MAKE MINUTES WORK
Meeting minutes shouldn’t be an administrative afterthought. Good minutes create a useful record of decisions and follow-up while providing continuity when board members change.
PREPARE FOR A BETTER SEASON
A smooth meeting season isn’t about having fewer issues. Community associations will always have complicated decisions, competing priorities, and disagreements. It’s about being prepared to handle them well. • Start with a clear calendar. • Build purposeful agendas. • Share information early. • Understand the financials. • Review previous commitments. • Prepare for questions. • Keep roles clear and discussions respectful. Most importantly, good meetings aren’t simply about getting through an agenda. They’re about helping the board make thoughtful decisions for the community it serves. When preparation happens behind the scenes, meetings become easier to manage. Board members arrive knowing what they’re discussing, why it matters, and what information supports the decision. That gives everyone a better chance of leaving the meeting with a clear path forward. n
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A Roof’s Age Is Only One Number What Florida Associations Should Evaluate Before Making a Major Roofing Decision BY MIKE MCGILVARY
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ONDITION, PERFORMANCE, REMAINING USEFUL LIFE, AND DOCUMENTED EVIDENCE SHOULD ALL BE CONSIDERED BEFORE AN ASSOCIATION COMMITS TO REPAIR, PRESERVATION, OR REPLACEMENT. For condominium and homeowner associations, few building decisions carry the financial weight of a major roofing project. A roof replacement can represent hundreds of thousands or even millions of dollars in capital expenditure, 50 October 2026 FLCAJ | www.fcapgroup.com
depending on the size of the community. For that reason the decision should not begin and end with one question, How old is the roof? Roof age matters, but age alone does not tell a board how a roof is actually performing, what portions of the system are deteriorating, whether failures are isolated or widespread, or how much useful service life may remain. The more important question is, What is the documented condition of the roof today?
ROOF AGE AND ROOF CONDITION ARE NOT THE SAME THING Two roofs installed in the same year can perform very differently. One may have experienced repeated leaks, poor repairs, drainage problems, severe exposure, defective instal-
MIKE MCGILVARY, PRESIDENT, MIKE MCGILVARY ROOFING INC. Mike McGilvary is president of Mike McGilvary Roofing Inc. and a Florida certified roofing contractor. His work focuses on tile roof preservation, remaining useful life evaluations, roof certifications, forensic roof inspections, targeted repairs, condition-based roof assessments, and association-level roofing evaluations throughout South Florida. McGilvary works with homeowners, condominium associations, homeowner associations, community association managers, engineers, reserve specialists, and property professionals to help evaluate roofing systems based on documented physical condition rather than chronological age alone. Florida Certified Roofing Contractor CCC1331721. For more information about roof age and condition-based roofing decisions, visit www.FloridaRoofAgeLaw.com and for roof inspections, repairs, and assessments, visit MMRoofRepair.com.
lation, or neglected maintenance. Another roof of the same age may have been properly installed, regularly maintained, and repaired as localized conditions developed. Chronological age gives an association a reference point. Condition tells the association what is actually happening. A proper roof evaluation should therefore consider more than the original installation date. It should look at the roofing system as a whole and determine where deterioration exists, how extensive it is, and whether that deterioration represents isolated failure or system-wide decline.
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SOME AREAS OF A ROOF AGE FASTER THAN OTHERS
Roofing systems do not deteriorate uniformly. Certain areas naturally receive more stress and water flow than others. Valleys, perimeter sections, flashing transitions, penetrations, wall connections, and other highwater-flow areas may deteriorate faster than large, open, field sections. This is especially important with tile roofing systems. A leak in one valley or one flashing transition does not necessarily mean the entire tile roofing system has reached the end of its useful life. The same is true when deterioration is discovered beneath a localized section of roof. Boards should understand which of the following they are dealing with: • an isolated failure
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several concentrated problem areas • widespread underlayment deterioration • compromised decking • systemic installation problems, or • a roofing system that has genuinely reached the end of its serviceable life. Those are very different conditions and may require very different financial decisions.
REMAINING USEFUL LIFE SHOULD BE BASED ON EVIDENCE
Associations frequently hear the phrase "remaining useful life", particularly during reserve planning, insurance discussions, engineering reviews, and capital budgeting. But remaining useful life should not simply be guessed from an installation date. It should be supported by observable conditions. A meaningful roof evaluation may include review of the following: • visible roofing deterioration
ASSOCIATIONS FREQUENTLY HEAR THE PHRASE REMAINING USEFUL LIFE, PARTICULARLY DURING RESERVE PLANNING, INSURANCE DISCUSSIONS, ENGINEERING REVIEWS, AND CAPITAL BUDGETING. • •
tile condition underlayment exposure where accessible • flashing conditions • penetrations and transitions • signs of historic repairs • active or prior water intrusion • attic conditions • sheathing deterioration • drainage patterns • loose or displaced roofing materials • prior maintenance history • the frequency and location of previous leaks. The purpose is not to artificially extend the life of a failed roof. It is to determine, as accurately as possible, what condition actually exists.
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DOCUMENTATION MATTERS
For association boards, documentation is especially important because roofing decisions affect many owners and can involve significant reserve expenditures. A board should be able to demonstrate why it selected a particular www.fcapgroup.com | FLCAJ October 2026 55
course of action. That means documenting what was observed, where failures were found, what repairs or maintenance are recommended, and what conditions would justify eventual replacement. Photographs, written inspection findings, and clearly defined scopes of work can help create a more defensible decision-making process. This documentation can also become valuable during future inspections, reserve planning, and ongoing maintenance because the association has a history of what has already been observed and corrected.
REPAIR, PRESERVATION, AND REPLACEMENT ARE DIFFERENT DECISIONS
Roofing decisions are not necessarily binary. The choice is not always simply: repair the leak or replace the entire roof. Depending on condition, an association may have several legitimate options. Localized repairs may be appropriate when failures are limited to specific areas. A broader preservation or maintenance program may be appropriate when the majority of the roofing system remains serviceable but certain components require attention. Replacement may be the appropriate decision when deterioration is widespread, recurring failures are becoming difficult to control, critical roofing components are failing throughout the system, or continued repair no longer makes economic sense. The important point is that the recommendation should follow the evidence. The desired outcome should not determine the inspection.
56 October 2026 FLCAJ | www.fcapgroup.com
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ASSOCIATIONS SHOULD BE CAREFUL WITH REPLACEMENT-FIRST EVALUATIONS
When the same party evaluating a roof also stands to receive a large replacement contract, associations should make sure the recommendation is supported by clear documentation. That does not mean a replacement recommendation is wrong. Many roofs absolutely do need replacement. But on a major capital project, boards should understand exactly why replacement is being recommended. Ask questions such as: • What specific conditions show that the roof has reached the end of its useful life? • Are the failures localized or systemic? • Can the problem areas be effectively rebuilt or repaired? • What percentage of the roof is actually affected? • What conditions would make continued repair impractical? • Is the recommendation based primarily on age, or on documented physical deterioration? A strong roofing recommendation should be able to answer those questions. 58 October 2026 FLCAJ | www.fcapgroup.com
MANY ROOFS ABSOLUTELY DO NEED REPLACEMENT. BUT ON A MAJOR CAPITAL PROJECT, BOARDS SHOULD UNDERSTAND EXACTLY WHY REPLACEMENT IS BEING RECOMMENDED. PRESERVATION IS NOT ABOUT KEEPING A FAILED ROOF ALIVE
Roof preservation is sometimes misunderstood. The objective is not to indefinitely repair a roof that is no longer serviceable. The objective is to avoid prematurely replacing a roofing system that still has useful life remaining. When a system remains fundamentally serviceable, then strategic repairs, rebuilding of isolated sections, maintenance, and ongoing inspections may allow an association to responsibly preserve that asset. When the evidence shows widespread failure, replacement should be planned accordingly. Both conclusions can be correct. The inspection should determine which conclusion applies.
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establish a regular roof inspection and maintenance program before major problems develop. Annual inspections allow smaller conditions to be identified earlier. They also create a documented history of the roofing system. Instead of waiting until a leak emergency or insurance deadline forces a decision, the board can track changing roof conditions over time. This can make future budgeting significantly more informed. An association may learn that certain sections require rebuilding now while other sections remain in good condition. It may also identify a realistic replacement horizon rather than relying on an arbitrary age threshold.
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60 October 2026 FLCAJ | www.fcapgroup.com
For boards and community managers, the goal should not be to extend every roof. It should not be to replace every older roof either. The goal should be to make the most defensible decision based on the available evidence. That means evaluating these factors: • Age • Condition • Performance • Failure history • Maintenance history • Remaining useful life • Repairability • Economics And ultimately, what does the physical evidence support? A roof is a major community asset. Before committing association reserves to replacement, boards should know exactly what condition that asset is in. n
Photo by iStockphoto.com/nonnie192
What Changes When Snowbirds Return? A Planning Guide for HOA Boards BY JASON TAIC
F
or many Florida communities, the return of seasonal residents marks the start of the busiest stretch of the year. The pool deck fills, parking tightens, service requests climb, and board meetings suddenly draw a crowd. The pattern repeats every year, and it still overwhelms communities that wait until November to think about it. Snowbird season goes best when the community and the board itself are ready before the crowds arrive. A welcome-back message is a nice touch, but the real work means getting operations ready for higher occupancy and helping returning residents catch up on everything they missed.
EXPECT MORE DEMAND ON DAILY OPERATIONS
The most visible change is simple volume. Pools, fitness centers, elevators, and parking areas all see far more traffic, and services that felt perfectly adequate in the 62 October 2026 FLCAJ | www.fcapgroup.com
quiet months can be strained within weeks of the first arrivals. It helps to sit down with management before the rush and ask which areas will feel it first, because a strained amenity is much cheaper to prepare than to rescue. Preventive maintenance, cleaning schedules, access systems, and vendor coverage all deserve a look, and anything that takes a beating every winter may need more frequent service. Last year’s problem areas are the best predictor of this year’s. If parking complaints spike every January or the same treadmill dies every February, those patterns belong in the plan.
BRING RETURNING RESIDENTS UP TO SPEED
A resident who left in April is returning to a community that kept moving without them.
JASON TAIC, VICE PRESIDENT OF HIGHRISE SALES, REALMANAGE Jason Taic is vice president of high-rise sales for RealManage. If your high-rise community is preparing for capital work or mapping out future needs, RealManage would welcome the chance to talk through how the right partnership can help your board move forward with clarity. For more information contact us today at www.realmanage.com/proposal-request/ to learn more!
Projects started or finished, vendors changed, a new budget was adopted, and policies may have been updated. Year-round residents absorbed that news gradually. Snowbirds get all of it at once. A concise seasonal update closes the gap, and the most useful ones focus on what returning residents need: the status of major projects, upcoming meetings and events, amenity or policy changes, and where official information lives. Hurricane season runs through November 30, so many residents arrive while it’s still active. A note on storm communication belongs in the update too. It’s also a natural moment to invite everyone to confirm their contact information and opt into electronic notices, so meeting materials and secure e-voting links reach an inbox someone actually checks. The temptation is to recap everything, and it’s worth resisting.
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Residents want a readable summary of what changed, with a pointer to more detail for anyone curious. If a project or an assessment was approved over the summer, hearing it from the association beats hearing it in the elevator, for the residents and for the board.
HELP RESIDENTS REOPEN THEIR UNITS
Boards naturally focus on common areas, but the riskiest square footage in peak season may be inside units that sat closed all summer. A slow leak under a sink has had months to work quietly, and in a condominium, one unit’s problem becomes a neighbor’s ceiling in a hurry. A short reopening checklist tucked into the seasonal update pays for itself, and it doesn’t need to be fancy: check for water damage before unpacking, run every faucet, clear the A/C drain line, and test the hurricane shutters. An afternoon of looking can catch months of trouble. An invitation to report balcony or concrete concerns right away also helps since residents sometimes assume management already knows. Every issue found in the first week is one that never becomes an emergency work order in December.
PLAN FOR HIGHER RESIDENT EXPECTATIONS
More residents mean more questions, and small concerns grow more visible when everyone is home. Response-time expectations tend to rise, too, because the community feels busier. The kindest thing a board can do for itself is make the path for concerns unmistakably clear. When residents know exactly how to submit a service request and where different kinds of issues go, routine
matters stop landing in individual directors’ inboxes and start reaching the people equipped to fix them. Directors should stay visible and engaged; they just shouldn’t spend the winter personally coordinating vendor calls. A strong management process carries the day-today issues, which leaves the board free for the governance work only it can do.
REVIEW RULES THAT TEND TO GENERATE SEASONAL QUESTIONS
Peak season brings more guests, vehicles, deliveries, and amenity use, which means the policies covering them get tested. Even when nothing changed, a resident who’s been away for six months may honestly need a refresher. One useful exercise is asking which rules generate
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confusion every year, then getting ahead of them. A friendly reminder about guest registration or parking in November lands far better than a violation letter in February because most seasonal rulebreaking is forgetfulness rather than defiance. The aim is simply to make expectations easy to understand and easy to follow.
TAKE A FRESH LOOK AT THE PROPERTY
Higher occupancy puts the property under more eyes. Returning residents notice landscaping, lighting, signage, and the state of ongoing construction within days of arriving, often before the suitcases are unpacked. A pre-season walkthrough with management is one of the easiest wins available because it
lets everyone see the community the way a returning resident will: fresh eyes and a mental snapshot from last spring. Entrances and high-traffic areas are natural starting points. Not every project needs to be finished by November, but being ready to explain the status of anything visible makes a real difference. People extend surprising patience to disruption they understand; it’s the unexplained scaffolding that generates emails.
PREPARE FOR MORE MEETING PARTICIPATION
The season also fills the meeting room. Residents come back with questions about summer decisions and projects they haven’t seen firsthand. That attendance is a gift, even when it doesn’t feel like one. Fuller rooms mean board decisions reach more owners directly, and in many communities the annual meeting and election land right in the middle of snowbird months, exactly when the most owners are in town. Clear agendas and a defined procedure for resident comments help bigger meetings stay productive, and sharing the background on major decisions ahead of time lets the meeting spend its time on the decision itself.
MAKE SURE THE BOARD IS READY, TOO
Preparation shouldn’t stop with the property. One properly noticed planning meeting before the pace picks up tends to repay itself all winter: an hour to map decisions ahead and confirm that the board and management agree on how resident concerns get routed. It’s also a good moment to revisit roles. Directors handle oversight
www.fcapgroup.com | FLCAJ October 2026 65
and governance; management and vendors carry on day to day. Keeping that boundary firm protects volunteer board members from becoming the default contact for every operational hiccup, which is a fate no volunteer signed up for.
PLAN BEFORE THE PACE PICKS UP
Snowbird season is the most predictable surge in Florida community life. It arrives on schedule every year, which means boards get the rare gift of a challenge they can see coming. Nobody eliminates every seasonal headache, and nobody needs to. A prepared community absorbs the activity without putting strain on residents or the people who serve them, and that preparation starts now, before the first luggage cart rolls through the lobby. n
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Give Your Home a Quick Performance Check, Snowbirds BY DARION SAMUELS
I
hope you enjoyed your winter and summer breaks. Now that you’ve settled back into your home, it’s the perfect time to give your smart home a quick performance check and ensure everything is functioning at its best. Here are a few simple steps that can help ensure your home stays connected and ready for the season ahead.
TEST YOUR ALARM SYSTEM
Now is the perfect time to give your security system a quick performance check. Start by reviewing your alarm keypad to ensure no trouble conditions are displayed. Then, arm your system and open a side window or rear sliding door to trigger the alarm. Allow the alarm to sound for at least 30 seconds; then disarm the
68 October 2026 FLCAJ | www.fcapgroup.com
system to confirm successful communication with the central monitoring station. Test your doors and windows by opening and closing them while using the chime feature to confirm proper sensor operation. Finally, check the batteries in your security sensors, smoke detectors, carbon monoxide detectors, and other wireless devices, replacing any that are low to ensure reliable protection for your home and family.
CHECK YOUR SMART HOME APP AND DEVICES
To keep your smart home operating at peak performance, regularly update your security and smart home apps, verifying that notifications and remote access are enabled. Ensure your Wi-Fi network is connecting to all smart devices, including Z-wave thermostats, smart door locks, video cameras, and other connected equipment. Test your smart door locks by remotely locking and unlocking them to confirm commands are being received and executed properly. For added comfort and energy savings, program your smart
DARION SAMUELS, SENIOR ACCOUNT MANAGER, ADT Darion Samuels is Sr. Account Manager at ADT Security Systems—Community Association Program. Call 954-2991000 or email samuelsd@adt.com for additional information regarding smart home protection.
thermostat with a schedule that automatically adjusts temperatures throughout the day and night to match your household’s routine.
VIDEO CAMERAS
Your video cameras play an important role in keeping you connected to your home, whether you’re checking on deliveries, monitoring activity, or enhancing overall security. Take a few moments to verify that each camera is online, capturing a clear image, and properly recording motion events. Confirm that live viewing, video notifications, and recording features are working correctly through your mobile app. If your system includes doorbell cameras, ensure two-way audio is functioning and test motion detection by approaching the camera. Also, inspect the surrounding area and trim any shrubs, tree branches, or landscaping that may obstruct the camera’s field of view. Regularly checking your cameras helps ensure you never miss an important event and that your smart home is operating at peak performance. By taking a few minutes to follow these smart home maintenance tips, you can help ensure your system is ready for the season ahead and performing at its best. Regular testing and proactive maintenance provide confidence that your security, automation, and connected devices are working properly when you need them most, giving you greater convenience, reliability, and peace of mind. n
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Best Practices for Welcoming Returning Snowbirds to Florida’s Beachfronts BY GABRIELLA BIANCHINI
H
HIGH-RISE CONDOMINIUMS
Each year seasonal residents return to Florida’s condominium communities to enjoy warmer weather, beautiful beaches, and the comforts of their second home. These residents are an important part of the community, contributing to local businesses and enriching condominium life. For condominium boards and property managers, a thoughtful welcome helps residents feel at home while providing an opportunity to share important information and coordinate any seasonal needs.
PRE-ARRIVAL COMMUNICATION
Reaching out before residents arrive helps to create a smooth transition back to Florida. Consider sending personalized emails, letters, or community portal messages before the start of your busy season. Include anticipated arrival information, key contacts, and any community updates. 70 October 2026 FLCAJ | www.fcapgroup.com
SHARE IMPORTANT UPDATES
Keep returning residents informed about developments that occurred during the off season. • Major maintenance or capital improvement projects • Hurricane-related repairs or restoration work Clear communication reduces surprises and helps residents reconnect with the community quickly.
UNIT READINESS AND MAINTENANCE
Helping owners return to a movein-ready residence can greatly improve their arrival experience. Associations may consider coordinating inspections of the following building components: • Windows and doors • Balconies • Areas affected by coastal weather exposure Many communities also provide pre-arrival unit readiness reports with photos and notes regarding the condition of the unit.
WHEN CONCRETE RESTORATION IS UNDERWAY
Many Florida beachfront condominiums are undertaking concrete restoration and structural repair projects to address age-related deterioration, mois-
G E T
GABRIELLA BIANCHINI, DIRECTOR OF SAFETY & MARKETING, CAROUSEL DEVELOPMENT & RESTORATION INC. Gabriella Bianchini is a professional photographer, graduate of the Art Institute of Fort Lauderdale, and a published author since 2023. She has built a unique career bridging visual storytelling with the construction industry, specializing in documenting and supporting high-rise concrete restoration projects. At Carousel Development & Restoration Inc. (Carousel), Gabriella plays a key leadership role, combining creative expertise with operational coordination to ensure projects are executed safely and efficiently. She is OSHA-certified (10-hour, 30-hour, 510, and 500) and holds scaffolding train-the-trainer credentials, with extensive experience in implementing safety protocols, PPE compliance, and industry best practices. For more information visit www.CDRI.net.
ture intrusion, and reinforcing steel corrosion. When restoration work is in progress, residents should familiarize themselves with designated walkways, safety signage, and project schedules. Because these projects are typically completed in phases, some building areas may remain under construction during seasonal occupancy. Open communication is essential. Associations should encourage residents to review contractor schedules and project updates so they can plan accordingly. Experienced contractors, working under the direction of qualified structural engineers, can perform these necessary repairs while maintaining safety and minimizing disruption to residents. By emphasizing communication, preparedness, and resident support, condominium associations can create a welcoming environment that helps snowbirds return with confidence and enjoy another successful Florida season. n
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BECAUSE YOU ASKED
By Betsy Barbieux, CAM, CFCAM, CMCA Betsy, We have met a few times in your courses. I hope I can ask for your advice and upcoming course information for myself and my fellow board members. I am finishing my fourth year on our HOA board and have read that Betsy Barbieux my original certification was apparently good for four years with annual continuing education each year. I plan to run again in November for another two-year term. I have been doing my continuing education in the fall each year. I was planning to take whatever course I need with you sometime this fall. Is that a normal continuing education course or is something more required after four years? Could you give me your Leesburg course schedule for Oct.–Dec. for this year? I want to get it on my calendar and also help schedule some of my fellow board members. I appreciate all of your help over the years. I wish you the best. — David David, Good to hear from you! The statute is SO confusing...so bear with me here. It would be my belief that only the new DBPRapproved course certificate is good for four years. It is the one with the blue ribbon and seal of the State of Florida on it. And it appears you must “recertify” every four years after the date of the DBPR-approved course certificate. Under the former law the old certification was good so long as there was no break in service. In May the DBPR (arbitrarily) decided that completing 72 October 2026 FLCAJ | www.fcapgroup.com
your CEs “annually” meant by June 30, 2026. That is not what “annually” meant to the rest of us. Based on that deadline you should have already had your CE class for this year. The only good thing I can tell you is my four-hour BOD course is approved for the basic certification as well as the one-hour condominium CE and the four-hour HOA CE. Section 720.3033 is the pertinent part of the statute for your question. — Betsy Betsy, This is the first time I have issued a violation letter that includes a fine, and I want to make sure I have covered all the necessary requirements. Would you please review the attached letter and let me know if anything should be added or revised? Thank you for your assistance. — Anna Anna, Imposing a fine has a lot of steps. First, it is imposed by the board of directors at a board meeting. Management can’t just add a fine to their account. But before you start the process, you must be sure to have a fine/appeals committee of three owners (not related to the board members) in place before you begin the fining process. You also need a written violation policy that outlines the steps for inspection, curing the violation, and compliance deadline. Once the deadline is passed, my understanding is the $100 per day fine starts and maxes out at $1,000. Then the violation and fine are put on a board agenda and voted. The owner receives a letter stating the fine has been imposed and sets the date for the appeals hearing. The details are in Section 718.303(3), Florida Statutes. The statute is written poorly, so I have a rough sketch of the timeline. Let me know if you want me to send it to you. — Betsy Betsy, Can I charge for completing those condominium mortgage questionnaires? Another question is, can we charge for completing affidavits? Thank you. — Sudy
Sudy, The statute doesn’t say anything about charging for affidavits. Are you talking about affidavit of mailing or affidavit of notice of late assessment? I don’t think so as regards your second question; this is part of your job. If an owner wants you to notarize something for them, as a notary public, you can/should charge a fee. The statute does speak to charging for providing additional information in connection to a sale, which I take to mean those condominium mortgage questionnaires. 718.111(2)(12)(e)1. The association or its authorized agent is not required to provide a prospective purchaser or lienholder with information about the condominium or the association other than information or documents required by this chapter to be made available or disclosed. The association or its authorized agent may charge a reasonable fee to the prospective purchaser, lienholder, or the current unit owner for providing good faith responses to requests for information by or on behalf of a prospective purchaser or lienholder, other than that required by law, if the fee does not exceed $150 plus the reasonable cost of photocopying and any attorney’s fees incurred by the association in connection with the response. — Betsy Betsy, As if things were not already complicated, one condominium owner brought to our attention that the bylaws appear to require the second notice of election to be mailed at least 30 days prior to the annual meeting. For several years we have followed the timeline outlined in Chapter 718, which requires the second notice to be sent at least 14 days before the meeting. However, based on the language in our governing documents, we may not be following the association’s bylaws. The homeowner raised concerns that this could invalidate the election process and may require postponing the annual meeting. Which do we follow? We have also contacted the association’s attorney for guidance and are awaiting his response. — Amy Amy, My understanding of the condominium elections statute is that it supersedes anything in your bylaws. The statute says that the membership can vote to amend the method of elections in the bylaws. The statute supersedes because it uses the word “shall” when referencing the 60-4035-34 to 14-day timeframes. — Betsy P.S. The report back from Amy said their attorney agreed with me. The statute supersedes the bylaws with the word “shall.”
WHEN THE SEASON SHIFTS: HOW SNOWBIRDS, MANAGERS, BOARDS, AND YEAR‑ROUND RESIDENTS CAN THRIVE TOGETHER IN FLORIDA COMMUNITIES By Marcy Kravit, CMCA, AMS, PCAM, CFCAM, CSM Vice President, Regional Account Executive smartstreet, powered by Banc of California
Every year, right around the time when the northern cold starts biting and Florida settles into that soft winter glow only we understand, something begins to change in our condominium and HOA communities. It starts quietly with a few more cars in the lot, familiar footsteps returning to morning Marcy L. Kravit walks, and the pool chairs filling earlier in the day. And then, almost overnight, the season arrives. The snowbirds are back. If you have lived or worked in a seasonal community long enough, you know this is not just a population shift. It is an emotional shift; a cultural shift; and a shift in expectations, routines, and relationships. Every group in the community feels it differently: sometimes beautifully, sometimes painfully, and always honestly. Managers feel it first. Boards feel it next. Year‑round residents feel it deeply. Seasonal residents feel it joyfully. The community feels it all at once. Snowbird season is vibrant, but it is busy. It is joyful, but it is demanding. It is familiar, but it is never the same twice; and the only way to navigate it well is with awareness, contribution, and heart.
THE MANAGER’S SEASON: THE CALM IN THE MIDDLE OF THE SEASONAL STORM
Managers are the first to sense the shift. The inbox fills. The phones light up. The questions come in waves—“What changed while I was gone?” “Why is the pool schedule different?” “When will the elevator project finish?” Snowbirds want to catch up on everything they missed, and year‑round residents want reassurance that the community they have lived in all summer will not suddenly feel unrecognizable. Managers carry the weight of everyone’s expectations. They become translators, historians, problem‑solvers, and peacekeepers, often all before lunch. They are the ones who must say, “Here is what changed,” “Here is what is new,” and sometimes, “Here is why we need patience.” www.fcapgroup.com | FLCAJ October 2026 73
This is where communication clarity becomes a lifeline—not cold notices and not rigid reminders but warm, steady updates that help people understand what is happening and why. When communication feels human, people respond with patience instead of frustration.
THE BOARD’S SEASON: BALANCING FAIRNESS, FLEXIBILITY, AND THE HUMAN SIDE OF GOVERNANCE
Boards feel the season differently. They feel the responsibility of being the voice of reason, the keeper of the rules, and the face of decisions that not everyone agrees with. They hear the concerns of year‑round residents who have lived through the quiet months, and they hear the excitement—and sometimes impatience—of seasonal residents eager to enjoy every minute. Boards stand in the middle trying to hold the community together with clarity and calm. This is where awareness matters--awareness that year‑round residents may feel protective of the routines they have lived with all year. Awareness that snowbirds are not trying to overwhelm the community—they are trying to reconnect with it. Awareness that managers need support, not pressure. Governance works best when it is grounded in empathy and not enforcement.
THE YEAR-ROUND RESIDENTS’ SEASON: ADJUSTING TO A COMMUNITY THAT SUDDENLY FEELS FULL AGAIN
Year‑round residents have their own rhythm. They have been here through the storms, the repairs, and the quiet months when the pool is peaceful and the parking lot is half empty. When the season begins, their world changes overnight. Some love the energy, and some struggle with the sudden shift. Both reactions are real. Both reactions are valid. Year‑round residents carry the history of the community. They remember what it was like before the season, and they feel the difference deeply. They need reassurance that their experience matters too. This is where social connection becomes powerful. When people talk to each other, they understand each other; and when they understand each other, they give each other grace.
THE SNOWBIRDS’ SEASON: RETURNING TO A LIFE THEY HAVE MISSED
Seasonal residents arrive with joy, anticipation, and the feeling of coming home. They have waited months to be back in the sunshine, back with friends, back in a place that feels familiar and comforting. But they also arrive with questions. • What changed while they were gone? • Why is this rule different? • Why does the community feel different than last year? They are not being difficult; they are trying to reconnect. This is where orientation matters. A simple “Welcome Back” gathering or digital orientation can reset expectations, share updates, and rejoin people with the community’s culture. It is not about rules—it is about belonging. Explore orientation ideas that adapt beautifully for snowbirds.
THE HEART OF THE SEASON: AWARENESS, CONTRIBUTION, AND CONNECTION
Snowbird season works when everyone understands what the others carry. Managers need awareness that snowbirds are not trying to overwhelm them—they are trying to catch up. Boards need awareness that year‑round residents may feel protective of their routines. Year‑round residents need awareness that snowbirds are not “taking over”—they are trying to enjoy the time they have. Snowbirds need 74 October 2026 FLCAJ | www.fcapgroup.com
SNOWBIRD ARRIVAL AND DEPARTURE GUIDE
Snowbird Arrival Orientation Guide • Reconnect with management to update contact info and hear what’s new. • Review community updates so nothing catches you off guard. • Refresh amenity expectations for the season. • Check your home systems after months away. • Re‑establish parking and access to avoid surprises. • Reconnect socially to ease back into community life. • Review communication channels so you stay informed. • Bring patience and awareness— everyone is adjusting together. Snowbird Departure Checklist • Shut down your home safely before leaving. • Notify management of your departure and emergency contacts. • Prepare for storms by securing balconies and outdoor items. • Update access permissions for cleaners or contractors. • Forward mail and deliveries to avoid buildup. • Check insurance for unoccupied periods. • Say your goodbyes as relationships matter. • Leave with gratitude because it sets the tone for your return. awareness that the community didn’t freeze in time—it kept moving. And everyone needs awareness that community is a shared experience, not a fixed one. This is where town halls, engagement committees, social committees, and micro‑moments of kindness become the glue that holds the season together: a warm hello, a patient explanation, a gentle reminder, and a moment of grace. These are the things that make a community feel like home—not just for snowbirds, not just for year‑round residents, but for everyone. n
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Florida’s Snowbirds— Tips for the Great Migration BY JONATHAN ZIM
E
very year as temperatures begin to drop up north, a familiar migration begins. While some birds head south in search of warmer weather, so do thousands of Florida condominium residents—our beloved “snowbirds.” These seasonal residents trade snow shovels and winter coats for palm trees and pool decks, typically spending the winter months in Florida before returning north in the spring. However, whether an owner lives in Florida year-round or only for part of the year, condominium ownership comes with responsibilities that do not migrate north when the owner does. One common misconception among seasonal residents is that condominium living is similar to resort-style living, where the condominium association is responsible for virtually everything. While an association may in some cases provide water, cable, internet, and numerous other services depending upon the community and its governing documents, a condominium in most cases is not a hotel or resort. A condominium owner owns his or her individual unit and an undivided 76 October 2026 FLCAJ | www.fcapgroup.com
percentage interest in the common elements, common expenses, and common surplus. The precise boundaries of the unit and maintenance responsibilities are established by the declaration, but in many condominiums the owner’s responsibilities generally begin at the interior wall, floor, and ceiling surfaces and extend inward. Condominium ownership, therefore, comes with individual responsibilities even though many portions of the property are maintained by the association. That distinction becomes particularly important when something goes wrong. A seasonal owner may return to Florida to discover water damage, damaged flooring, ruined furniture, or other losses and assume that, because the damage occurred within a
JONATHAN R. ZIM, SHAREHOLDER, BECKER Jonathan R. Zim is a shareholder in Becker’s Fort Lauderdale office and a member of the firm’s Condo, Co-Op & HOA practice. Mr. Zim has extensive experience with serving as general counsel to hundreds of condominium associations, homeowners' associations, cooperative associations, and equity clubs throughout Florida, with a focus on corporate governance, covenant enforcement, owner disputes, arbitration, and litigation. He advises clients not only on day-to-day operational matters but also regarding governing document amendments, vendor contracts and addenda, covenant enforcement, administrative and legal proceedings, maintenance disputes, and alternative dispute resolution. For more information call 954-364-6045, email jzim@beckerlawyers.com, or visit www.beckerlawyers.com.
condominium, the association’s insurance will take care of everything. Unfortunately, that is not how condominium insurance works in most cases. In the event of casualty, Section 718.111(11)(f), Florida Statutes, generally divides insurance responsibilities between the association and the unit owner. The association’s commercial property insurance generally covers those portions of the condominium property originally installed in accordance with the original plans and specifications plus all alterations or
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"additions made to the condominium property or association property. However, this section concerning the association’s required coverage excludes personal property within the unit as well as floor, wall, and ceiling coverings; electrical fixtures; appliances; water heaters; water filters; built-in cabinets and countertops; and window treatments located within the unit and serving only that unit. The statute places responsibility for those items, and the insurance covering them, on the unit owner. In other words, the association may insure much of the building, but that does not mean it insures everything behind the unit owner’s front door. An association’s insurance policy is no substitute for an owner’s individual condominium insurance policy. More importantly, condominium associations with a large percentage of
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seasonal or absentee owners should consider adopting a clear vacant-unit policy to address units that may remain unoccupied for extended periods. A unit that sits unattended can create risks not only for that owner but also for neighboring units and the condominium property as a whole. Air-conditioning systems fail. Plumbing fixtures leak. Water heaters rupture. Windows and doors can develop leaks following storms. A condition that might cause minimal damage if discovered promptly can become a significant water or mold problem when a unit remains unattended for weeks or months. A vacant-unit policy can address these risks before a problem occurs. Depending upon the association’s governing documents and the particular property, the policy might require owners who will be absent for a specified period of time to shut off the water supply to the unit, provide updated emergency contact information, designate a local person who can respond in the event of an emergency, arrange for periodic inspections of the unit, and provide management with a key or other means of emergency access. Periodic inspections may help limit the extent of a loss and avoid disputes concerning whether reasonable steps were taken by the unit owner to mitigate damages after a condition arose. The policy can also address preventive maintenance intended to reduce the potential for water damage. Depending upon the maintenance obligations established by the governing documents, this might include requiring owners to periodically test and maintain water shutoff valves and to
maintain and replace aging water heaters, valves, hoses, appliance connections, and other plumbing components. The policy can also establish procedures requiring owners to promptly report known or suspected leaks, take reasonable steps to mitigate damage, and provide access to the association’s contractors when necessary to determine the source of a leak or make repairs for which the association is responsible. Boards should also consider addressing air conditioning and humidity control. Florida’s heat and humidity do not take the summer off. An owner who turns off the air conditioning before heading north may unintentionally create conditions conducive to excessive humidity, mildew, mold, and damage within the unit. Depending upon the association’s authority under its governing documents, a vacant-unit policy may establish reasonable requirements concerning maintaining climate control or humidity levels while a unit is vacant. At a minimum, associations can educate owners regarding the potential consequences of leaving a unit without adequate climate control. Hurricane preparedness may also be incorporated into a vacant-unit policy. The policy can establish procedures for securing balconies and patios, removing or securing furniture and other items, closing or deploying hurricane protection where appropriate, and ensuring that management has current emergency contact and access information. Boards should also establish procedures for contacting an owner’s designated local representative and determine what the association
or management may do when an owner cannot be reached and immediate access is reasonably necessary to protect the unit, neighboring units, or condominium property. Any such procedures should be carefully tailored to the association’s governing documents and applicable law. The annual migration of Florida’s snowbirds is a fact of life for many condominium communities. Rather than waiting until an unattended unit creates an emergency, boards can plan for it. A well-drafted vacantunit policy establishes expectations before owners leave, promotes communication between seasonal residents and management, and provides the association with procedures to follow when problems arise. With the right policies in place, boards can make sure the annual migration north does not leave unnecessary problems behind. n
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Photo by iStockphoto.com/felixmizioznikov
Lessons from the Icon Brickell Pool Deck Litigation: What Florida Associations, Boards, and Contractors Should Take Away BY ZACHARY LANDES, OF COUNSEL, HABER LAW
F
or Florida condominium associations, especially high-rise communities managing major repair or remediation work, a construction project is also an exercise in risk management, documentation, oversight, and contract enforcement. That reality is at the center of the ongoing litigation involving Icon Brickell Master Association and its pool deck reconstruction project. The case arose from a large-scale remediation project at Icon Brickell’s elevated recreation deck in Miami. The association hired a general contractor to reconstruct the pool deck, including installation of a new tile and waterproofing system. After problems developed, the association pursued claims arising from allegedly defective and nonconforming work. Recently the court entered a significant partial summary judgment ruling in favor of the association on its breach of contract claim against the general contractor, Complete Property Services Inc. The court found that CPS breached its construction contract with the association, though the ruling addressed liability
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only. The court did not determine the amount of damages, and that remains an issue for trial. Still, the ruling offers several important lessons for Florida condominium associations, boards, contractors, and developers.
THE CONTRACT MATTERS, AND COURTS WILL ENFORCE IT
One of the most important aspects of the ruling is also one of the simplest: the written contract controlled. The contract required the general contractor to perform the work in accordance with the contract documents, applicable law, the Florida Building Code, and manufacturer specifications. The court found that CPS failed to comply with manufacturer specifications related to components of the pool deck system, including the Jamo Floor Mud and RedGard waterproofing membrane. For associations, this is a reminder that contract language is not boilerplate. Clear requirements concerning specifications, manufacturer instructions, warranty obligations, timing, supervision, and responsibility for subcontractors can make an enormous difference if a dispute later arises. For contractors, the lesson is just as direct: If the contract incorporates manufacturer specifications or project submittals, those requirements are not optional.
A GENERAL CONTRACTOR REMAINS RESPONSIBLE FOR ITS SUBCONTRACTORS Many construction disputes involve work performed by subcontractors. That was true here as well. The pool deck system was installed through subcontractors, and the general contractor brought third-party claims against those subcontractors.
ZACHARY LANDES, OF COUNSEL, HABER LAW Zachary Landes is of counsel at Haber Law and brings over 15 years of experience in complex litigation. He currently represents plaintiffs in high-stakes construction defect and commercial litigation matters. For more information, check out his full bio at www.haber.law/zachary-landes.
But as between the association and the general contractor, the contract placed responsibility on the general contractor for the work. The court found that CPS was responsible for the acts and omissions of its subcontractors and for ensuring the work complied with the contract requirements. That point is critical for boards. Associations typically contract with a general contractor because they are relying on that contractor to manage, coordinate, supervise, and deliver the project. The board should not be left chasing every trade contractor if the work fails. A well-drafted construction contract should make clear that the general contractor remains responsible for the overall work, including subcontractor work. Contractors should likewise understand that subcontracting work does not subcontract away accountability to the owner. If a subcontractor’s work does not comply with the contract, the general contractor may still face direct liability to the association while separately pursuing claims against the subcontractor.
MANUFACTURER SPECIFICATIONS SHOULD BE COLLECTED, APPROVED, AND PRESERVED One of the key issues in the Icon Brickell ruling involved manufacturer specifications for the materials used in the tile and waterproofing system. The court relied on the project submittals and specifications in determining that the work did not comply with applicable requirements. That is a practical lesson for every association undertaking major work. Boards and their managers should insist that all product data, installation instructions, technical data sheets, shop drawings, submittals, approvals, and revisions be collected and preserved in an organized project file. If a dispute arises years later, those documents may become the roadmap for proving what was required, what was approved, and whether the work complied.
WARRANTY OBLIGATIONS NEED TO BE TRACKED CLOSELY
The court also found that CPS failed to complete warranty repair obligations. This is another common problem for associations. A contractor may return to perform warranty work for some period of time, but intermittent repair efforts do not necessarily mean the contractor has fully satisfied its warranty obligations. Boards should maintain a warranty log that identifies each reported condition, when it was reported, who inspected it, what repair was promised, when work was performed, whether the repair was accepted, and whether the problem recurred. www.fcapgroup.com | FLCAJ October 2026 81
Too often associations rely on informal emails, phone calls, or walk-throughs. Those may be helpful, but they are no substitute for a clear written record.
TIME PROVISIONS ARE NOT JUST ASPIRATIONAL
The contract at issue included timing requirements, and the court found that CPS failed to timely complete the project. In condominium communities delays can create serious operational and financial consequences. Amenities may be unavailable, residents may be disrupted, and the association may incur additional costs. Boards should ensure that construction contracts include realistic deadlines, clear substantial completion requirements, liquidated damages where appropriate, and procedures for documenting delays. Contractors and developers should be equally careful to document approved extensions, owner-caused delays, weather delays, and changeorder impacts.
WHAT BOARDS CAN DO BEFORE PROBLEMS ARISE
The biggest takeaway for associations is that protection starts before
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the first day of work. Boards should work with experienced counsel and consultants to make sure the contract clearly defines the scope of work, applicable specifications, warranty obligations, responsibility for subcontractors, payment procedures, insurance requirements, schedule, closeout documents, and dispute procedures. During the project, boards should insist on regular written reports, organized project documentation, photo records, meeting minutes, and prompt written notice of deficiencies. If problems develop, the association should avoid delay. Early investigation and documentation often determine whether claims can be proven later.
LESSONS FOR CONTRACTORS AND DEVELOPERS
The ruling also carries lessons for contractors and developers. Project documentation matters. Compliance with approved submittals, manufacturer specifications, and contract documents should be documented in real time. Contractors should not assume that owner representatives, consultants, or manufacturer representatives will insulate them from their own contractual obligations. When issues arise, contractors should respond clearly, document their position, and complete agreed warranty work. Unfinished repairs and unresolved punch-list or warranty items can later become central evidence in a breach-of-contract claim.
THE BROADER MESSAGE
The Icon Brickell ruling does not determine the final amount of damages, and that issue remains for trial, but the liability ruling is significant. It reinforces a basic but important principle: When a Florida condominium association enters into a construction contract, the contractor’s obligations are enforceable. For condominium boards the case is a reminder that major construction projects require strong contracts, careful oversight, good records, and timely enforcement. For contractors and developers it is a reminder that contractual specifications, manufacturer requirements, schedules, and warranties are not technicalities. They are the rules of the project. n
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REMBAUM'S ASSOCIATION ROUNDUP
When Directors’ and Officers’ Insurance Isn’t What You Think It Is:
A Wake-Up Call for Community Association Board Members BY JEFFREY A. REMBAUM, ESQ.
O
ver the last several months, I have encountered several situations in which condominium and homeowners’ association board members were shocked to learn the true nature of the directors' and officers' liability coverage they believed was designed to protect them. In each case volunteer board members were named individually in lawsuits filed by dissatisfied owners. Little did they know that after the claims were made, they discovered that the policy they had relied upon did not provide the broad protection they assumed existed. These board members believed they had purchased traditional directors' and officers' liability insurance. Instead, they learned that the policy functioned more like a limited legal defense program than a comprehensive liability policy. The distinction can be significant. When a board member is sued, the expectation is often that the insurance
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company will not only provide a legal defense but may also cover litigation-related expenses and, when appropriate, pay settlements or judgments. Yet many policies contain extensive limitations, exclusions, conditions, and reimbursement obligations that can dramatically restrict coverage. The lesson for every community association board is simple: Do not assume your insurance coverage provides protection simply because of the insurance declaration page, which sets out the policy limits. Board members have a fiduciary obligation to understand the scope of the association’s insurance program, particularly the exclusions that may eliminate coverage when it is needed most. Too often volunteer board members believe insurance matters are being handled by someone else. Some assume their management company has reviewed the coverage. Others assume the association attorney has already analyzed the policy. While managers and attorneys can certainly provide valuable assistance, the responsibility for
JEFFREY REMBAUM, PARTNER, KAYE BENDER REMBAUM Attorney Jeffrey Rembaum has considerable experience representing countless community associations that include condominium, homeowner, commercial, and cooperative associations throughout Florida. He is a board-certified specialist in condominium and planned development law and is a Florida Supreme Court circuit civil mediator. Every year since 2012 Mr. Rembaum has been inducted into the Florida Super Lawyers. He was twice awarded as a member of Florida Trend’s Legal Elite. Kaye Bender Rembaum P.L. is devoted to the representation of community and commercial associations throughout Florida with offices in Palm Beach, Broward, Hillsborough and Orange Counties (and Miami-Dade by appointment). For more information visit kbrlegal.com.
understanding the association’s insurance program ultimately rests with the board itself. One recent example is a policy issued by a well-known legal defense insurance company. The policy expressly provides that it is a legal expense policy and not a traditional liability policy. According to the policy language, coverage is triggered only when a claim is made against the insured and the association’s existing insurance coverage has been denied or determined not to apply. The clear language of the policy further established that it does not indemnify the insured for money damages, judgments, or other damages that may be awarded in the lawsuit. In addition, the policy provided the following: • The insurer selects the attorney, not the board. • Coverage is limited to a maximum of three claims or lawsuits during a 12-month policy period. (This limitation can be quite problematic during complicated association litigation when multiple members sue.)
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•
Coverage is only available after required underlying insurance policies have first been notified and have denied coverage and such denial of notice is provided within a set period of days. (Therefore, even if coverage would otherwise be afforded, if there is a delay in providing the notice of denial from other insurance carriers, the claim can be denied!)
Only a review of the actual insurance policy at issue will determine the extent of the coverage provided. Under many such policies’ limitations and exclusions section, the insureds (meaning either the association and/or the actual board members named in the litigation) remain responsible for numerous litigation expenses. The bare bones “director and officer liability policies” being sold may exclude the following: • Expert witness fees and costs • Deposition fees and costs • Paralegal costs • Copies and fax charges • Legal research costs • Travel expenses within Florida • Telephone and long-distance charges • Data processing charges • Standard U.S. mail postage • Transcript costs • Court reporter fees • Attorney travel expenses outside Florida • Trial exhibits • Expert witness and nonexpert witness fees
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• • • • • • • •
Overnight delivery charges Surveillance expenses Investigator fees Service of process fees Court fees and court costs Messenger fees Appeal-related expenses All other litigation-related expenses not specifically assumed by the insurer in the policy.
The policy may even provide that if the insurer advances certain costs, then those amounts may be required to be reimbursed by the insured within 30 days. Failure to reimburse such expenses may result in the insurer ceasing payment of further legal fees associated with the claim! For many associations these expenses can become substantial, particularly in complex litigation requiring expert testimony, extensive discovery, or appeals.
POLICY EXCLUSIONS EVERY BOARD MEMBER SHOULD UNDERSTAND
Director and officer liability insurance policies can contain numerous exclusions which limit when a defense will be provided. Following are examples: • Claims or lawsuits that occurred before the policy’s effective date • Lawsuits filed outside the State of Florida • Claims not timely reported to the insurer • Appellate proceedings and appeals • Class action lawsuits • Federal court lawsuits, except limited categories involving service animals, emotional support animals, housing discrimination, or Americans with Disabilities Act compliance
• • • • • • • • • • • • • • • • • • • •
Claims arising after the policy expiration date Cases in which the insured is the plaintiff Post-judgment proceeding Fair Debt Collection Practices Act claims Claims involving properties not listed as scheduled locations Workers’ compensation-related claims Disability benefit claims ERISA-related (Employee Retirement Income Security Act) claims Unemployment compensation claims Intellectual property disputes involving copyrights, patents, trademarks, trade secrets, or trade dress Environmental damage claims Claims in which the insured employs its own attorney to handle the defense, subject to limited exceptions Claims against current or former board members where the association has sued that board member Claims involving pollution-related allegations Lawsuits between current and former board members suing each other vs. the association suing a former board member Lawsuits where the association is suing its own board members Claims not first reported to underlying insurance carriers in accordance with those policies Claims where the insured declines representation by the insurer’s designated attorney Certain lawsuits between master associations and sub-associations Certain lawsuits between sub-associations
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• •
Claims exceeding the policy’s three-claim annual limitation Claims involving injuries or deaths arising from specified boating and water-sport activities.
When read together, these exclusions significantly narrow the circumstances under which coverage may be available.
CONDITIONS, REPORTING REQUIREMENTS, AND TIMELY NOTICE REQUIREMENTS CAN BE JUST AS IMPORTANT AS EXCLUSIONS One of the most overlooked aspects of insurance policies is that conditions can effectively eliminate coverage even when the claim itself appears covered. For example, a policy may require the following: • Existing general liability insurance coverage to remain in force • Claims to be reported first to the association’s underlying insurance carriers • Written denial letters from those carriers within a specific time period • Reporting of those denials to the legal defense insurer within specified time periods • Submission of lawsuits within designated reporting deadlines • Full cooperation with the appointed attorney. Failure to satisfy any of these requirements could potentially prevent coverage from being afforded at all. For that reason boards should review
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not only the exclusions section of every policy but also the conditions, reporting requirements, and notice provisions.
THE DANGER OF ASSUMPTIONS
The greatest risk facing many boards is assuming coverage exists without reading the policy. Every insurance policy contains exclusions, but are such exclusions reasonable? In light of the exclusions, does the association have proper insurance coverage? At the end of the day, the responsibility for understanding the association’s insurance program ultimately rests with the board itself. Board members owe fiduciary duties to the community they serve. Part of fulfilling those duties includes developing a working understanding of the association’s insurance protec-
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tions and limitations. A declaration page and premium invoice tell only a small part of the story. Only the policy itself will set out the exclusions, conditions, endorsements, limitations, and definitions that often determine whether coverage actually exists when a claim arises.
A FINAL REMINDER
Every condominium and homeowners’ association board should schedule a meeting with its insurance agent at least annually. Do not, as so many boards do, just accept whatever policy is being sold. When is the last time your insurance agent asked to meet with the board? When is the last time your board received a detailed review of the insurance coverage provided and their exclusions? During a meeting with the association’s insurance agent, the board should carefully review not only its directors' and officers' coverage but also every insurance policy maintained by the association. Ask what is covered. Ask what is excluded. Ask what conditions must be satisfied before coverage applies. Ask whether endorsements have modified the policy language. The importance of this review cannot be overstated. Not long ago another community association was stunned to learn that it had no coverage for a significant water loss because prior claims had resulted in a water-damage exclusion being added to its policy. When another casualty event occurred and water migrated throughout a multistory building, the board discovered there was no insurance coverage for the resulting damage. The exclusion was there all along, but no one had reviewed it. In all likelihood that
gap in coverage could have been filled by another insurance provider. But after the casualty occurs, it is far too late. Insurance policies are contracts. The protection they provide is determined not by assumptions but by the words written on the page. A board that takes the time to understand those words before a claim occurs will be far better prepared than the board that waits until after a lawsuit, casualty loss, or coverage denial arrives. An annual policy review with the association’s insurance agent is not merely a best practice. In today’s increasingly complex insurance environment, it is an essential part of responsible community governance. Remember to also consider inviting the association’s attorney to the meeting with the insurance agent because often your attorney’s expertise will focus on additional inquiry and thereby make the time spent with the insurance agent more worthwhile. n
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Photo by iStockphoto.com/Marut Khobtakhob
Electronic Voting vs. Electronic Ballots in Florida Community Associations BY CHRISTYNE D. SANTISTEBAN
A
s annual meeting season approaches, many Florida condominium associations and homeowners’ associations (HOAs) are looking for ways to increase owner participation, simplify elections, and achieve a quorum. One topic that is creating significant confusion within condominium associations is the difference between electronic voting and electronic ballots. While the terms are often used interchangeably, they are not the same under Florida law. Understanding the distinction is critical for condominium association boards, property managers, and community association managers (CAMs) to ensure elections are conducted properly and in compliance with the Florida Condominium Act.
ELECTRONIC VOTING VS. ELECTRONIC BALLOTS: WHAT’S THE DIFFERENCE?
The biggest misconception we continue to see is thinking that allowing owners
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to email completed ballots is the same as adopting an electronic voting platform. It isn’t. Electronic voting allows owners to cast their votes through a secure, internet-based voting platform specifically designed for community association elections. For Florida condominiums, electronic voting is governed by Section 718.128, Florida Statutes, while homeowners’ associations are governed by Section 720.317, Florida Statutes. These statutes establish detailed requirements designed to protect the integrity and secrecy of elections. Among other things, compliant systems must do the following: • Authenticate the owner’s identity • Preserve secret ballots where required • Generate voting receipts • Maintain election records for recounts and inspections • Separate voter identification from the actual ballot • Allow electronic voters to be counted toward a quorum Electronic voting is not automatic. Before implementing an online voting system, an association must adopt the appropriate board resolution and establish procedures for owners to opt into electronic voting. Once an owner consents, that consent generally remains effective until it is revoked. An owner’s consent to online voting is valid until the unit owner opts out of online voting according to the procedures established by the board of administration.
ELECTRONIC BALLOTS
Recent legislative updates have introduced another option that is creating confusion for condominium associations: electronically transmitted ballots. Unlike electronic voting, an electronic ballot generally refers to a completed
CHRISTYNE D. SANTISTEBAN, SHAREHOLDER, SIEGFRIED RIVERA Christyne D. Santisteban is a shareholder with the South Florida law firm of Siegfried Rivera who focuses on community association law and is based at the firm’s Coral Gables office. She is a regular contributor to its Newsroom blog at www.SiegfriedRivera.com/blog. The firm also maintains offices in Broward and Palm Beach Counties, and its 49 attorneys focus on real estate, community association, construction, and insurance law. For more information email CSantisteban@SiegfriedRivera.com, visit www.SiegfriedRivera.com, or call 305-442-3334.
ballot that is transmitted to the association through the association’s designated email address for electronic ballots rather than being submitted through an online voting platform. For condominium associations, Florida law now requires acceptance of electronically transmitted ballots under specific statutory requirements if the association has not adopted an electronic voting platform. These ballots must satisfy statutory requirements regarding owner identification and submission procedures and are subject to different rules than internetbased electronic voting. In other words, the following is true: • Electronic voting=voting through a secure online voting platform. • Electronic ballot=transmitting a completed ballot electronically to the condominium association while waiving secrecy of your ballot. These are separate procedures with separate legal requirements.
WHY THIS MATTERS DURING ANNUAL MEETING SEASON
Annual meetings often present some of the biggest operational challenges for Florida associations: • Difficulty obtaining a quorum • Low owner participation • Seasonal residents who are out of state • Last-minute questions about voting procedures • Election challenges after votes have been counted Electronic voting can significantly improve owner participation because members can vote securely from virtually anywhere while still being counted toward a quorum where permitted by statute. However, associations that attempt to “modernize” without following the statutory requirements may unintentionally create legal issues that could result in election disputes or challenges.
RECENT CHANGES FLORIDA ASSOCIATIONS SHOULD UNDERSTAND
Florida has continued modernizing community association election procedures by expanding electronic participation options. Some of the notable changes include the following: • Greater flexibility for electronically transmitted ballots in many condominium elections • Continued recognition of secure online voting systems • Additional guidance regarding electronic participation in annual meetings • Increased emphasis on board resolutions and owner consent www.fcapgroup.com | FLCAJ October 2026 91
procedures before implementing electronic voting Because these laws continue to evolve, boards should avoid assuming that procedures used in previous years remain compliant today.
BEST PRACTICES FOR BOARDS AND PROPERTY MANAGERS Before annual meeting notices are mailed, associations should consider the following for review: • Election procedures • Governing documents • Board resolutions authorizing electronic voting • Owner consent records • Annual meeting notice requirements • Ballot and proxy procedures • Electronic ballot submission procedures • Vendor compliance for online voting platforms A proactive legal review before election season is almost always easier—and less expensive—than defending an election challenge afterward. Annual meeting season is one of the busiest—and most scrutinized—times of the year for Florida community associations. Whether your association is considering electronic voting for the first time, implementing electronically transmitted ballots, or simply reviewing existing election procedures, understanding the legal distinctions is essential. Working with experienced Florida community association counsel before notices are sent can help boards and property managers navigate changing statutory requirements, reduce the risk of election disputes, and ensure annual meetings proceed as smoothly as possible. n 92 October 2026 FLCAJ | www.fcapgroup.com
CAM MATTERS
Photo by iStockphoto.com/Andrii Iemelyanenko
De-escalating—Fewer Headaches and Better Outcomes BY BETSY BARBIEUX, CAM, CFCAM, CMCA
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B
oard meetings can easily devolve into shouting matches over budget increases, special assessments, architectural guidelines, or parking rules. When tensions run high, traditional logic and rigid enforcement often fail, serving only to harden positions and alienate owners. Chris Voss is a former lead international hostage negotiator for the FBI and author of Never Split the Difference and has spent decades resolving high-stakes standoffs. His core premise is simple yet transformative: Human beings are driven by emotion and a deep need to be understood, not by pure logic. For CAMs and board members, adopting Voss’s core communication
tactics of calibrated questions, mirroring, and labeling could turn combative open forums and aggressive emails into productive, solution-oriented conversations. In community association management, leaders often fall into the trap of trying to win arguments by quoting the statutes, governing documents, or legal opinions. While legal authority is necessary, leading with it often triggers defensiveness. Voss advocates for tactical empathy, which is the deliberate practice of recognizing and acknowledging the other party’s perspective and emotional state. For managers, tactical empathy does not mean agreeing with an angry owner; it means demonstrating that you understand their frustration before trying to solve the problem. Managers often lead off with questions that may seem condescending to the owner. “Why didn’t you read the CC&Rs?” or “Why haven’t you paid the assessment?” According to Voss, starting questions with “why” immediately puts people on the defensive because it sounds like an accusation. Instead, managers
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.
could use open-ended questions that begin primarily with “what” or “how.” Voss says these “calibrated questions” give the owner a sense of control while quietly guiding them to consider the CAM or board’s constraints, which helps produce a solution. He suggests key phrases like the following: To address unrealistic requests Instead of: “We can’t do that; the budget doesn’t allow it.” Use: “How would you suggest we fund that project without raising assessments on all owners?” To uncover core concerns Instead of: “What is your objection to the rule?” Use: “What about this proposed policy is most concerning to you?” To shift from complaining to problem-solving: Instead of: “Bring us a solution then.” Use: “How can we address your concern while staying compliant with Florida law?”
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Voss believes that if you can ask this question, “How am I supposed to do that?” in a calm tone, then it could cause the other party to confront your practical limitations without you having to issue a hard “no.” When an upset owner is venting at a meeting or over the phone, CAMs and board members often interrupt with corrections or jump straight into defensive explanations. Mirroring* is the practice of repeating the last one to three critical words the owner just said, using a gentle, curious tone. This simple gesture signals that you are paying attention and prompts the owner to elaborate without feeling pushed. Voss lays out a scenario like the following: Scenario—An owner confronts the CAM about a violation notice for unapproved exterior modifications. Owner: “This board is completely out of touch! I sent that architectural review application weeks ago!” CAM (mirroring): “Weeks ago?” Owner: “Yes, I dropped it in the clubhouse box on the 5th, but nobody responded, so I went ahead with the work.” In two words the manager uncovers the root cause (a delayed application drop-box workflow) without escalating the argument or making assumptions. When emotions run high during a special assessment vote or a major maintenance debate, trying to ignore the anger
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usually makes it worse. Labeling involves identifying and voicing the underlying emotion or dynamic in the room. Labels should always begin with neutral phrases such as: “It seems like...” “It sounds like...” “It looks like...” Avoid using “I” statements like “I understand how you feel,” which often invites the response, “No, you don’t!” Examples for CAMs and board members: Instead of Saying...
Try FBI Negotiator Style...
“Why didn’t you submit an ARC form?”
“What process did you follow when planning the project?”
“That’s against our bylaws.”
“How can we grant that exception while treating all 200 owners fairly?”
“You need to calm down.”
“It seems like you’re frustrated about how this was communicated.”
During a tense assessment discussion—”It seems like everyone is feeling overwhelmed by the rising costs of insurance across the state.” When an owner is furious over a swimming pool maintenance delay—”It sounds like you feel the board hasn’t been transparent about the repair schedule.” When an emotional label is accurate, it can act as a pressure-relief valve. The owner is more likely to feel heard, her physiological stress drops, and she becomes more receptive to working toward a practical resolution. How you deliver your words matters as much as the words themselves. Voss emphasizes using what he calls the late-night DJ voice—a slow, calm, down-inflected tone that exudes composure and control. When an owner raises their voice or adopts an aggressive posture, matching their volume or speed only escalates the conflict. Responding with a slow, low, and steady voice tends to create a calming effect that may cause the other person to subconsciously dial back their intensity. Yes, there are statutory and documentary laws and restrictions that must be followed. If we learn to trade the rigid enforcement scripts for tactical empathy, we might be able to defuse the tension and build trust, resulting in fewer headaches and better outcomes. *This is not the type of mirroring some salesmen use in sales— mirroring the body gestures and posture of the buyer. n
ACCOUNTING/AUDITING
Coastal Clarity Assurance Serving HOAs & condos across all of Florida 754-354-3231 info@coastalclaritygroup.com coastalclarityassurance.com E R RO
APPRAISALS
BANKING
Bank OZK 100 5th Street South St. Petersburg, Florida 33701 844-905-6975 www.OZK.com/association services
Truist Association Services 12485 28th Street N St. Petersburg, FL 33716 727-549-1202 or 888-722-6669 www.Truist.com/ AssociationServices
The ERRO Group Co m m u n i t y A s s o c i a t i o n A c c o u n t i n g F i r m
Co m p re h e n si ve Mont hly Acco un ti n g S e r v ices Fi n a n ci a l Co n su lt ing For HOA , Condo, & Com merci al Associ a ti o n s
YOUR
HOA
w w w. t h e e r r o g r o u p.c o m info@theerrogroup.com
LENDER
(786) 767 2111
Cogent Bank 407-545-2662 www.cogentbank.com Moving You Forward
ACCOUNTING/CPA
Devin & Associates 360 Central Avenue, Suite 800 Saint Petersburg, Florida 33701 727-290-2578 jjaram@devinandco.com devinandco.com
SVP/Director of Specialty Products FLORIDA BASED, FLORIDA FOCUSED
Popular Association Banking 7920 Miami Lakes Drive W. Miami Lakes, Florida 33016 800-233-7164 www.popularassociation banking.com Serving the community association industry exclusively.
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Plastridge Insurance Your choice for a trusted communitydriven insurance agency. 561-276-5221 www.plastridge.com/hoa-condos/ The Turner Insurance Advisor Group 2121 NE Coachman Road Clearwater, Florida 33765 www.turnergroupfl.com
CREDIT UNIONS
BrightStar Credit Union 3400 N. University Drive Cooper City, Florida 33024 954-486-2728 Dustin.Jacobs@bscu.org www.bscu.org INSURANCE
Acentria Insuranvce 125 SE Tesoro, Ste. 107 Port St. Lucie, FL 34984 772-461-6040 www.Acentria.com
S pe c i a l i z i n g i n C o nd om i ni um a n d H om e ow ne r Ass oc i ati o ns
Hunter Claims LLC 4613 N. Clark Avenue Tampa, Florida 33614 813-774-7634 www.hunterclaims.com RESERVE ANALYSIS
LUXURY REAL ESTATE
Serving Our Community Since 1962 Unit Owners, Policies, Life and Health (954) 943-5050 • npridemore@acrisure.com Gene Pridemore • www.acrisure.com/southeast
Atlas Insurance 7120 Beneva Road Sarasota, FL 34238 941-552-4113 atlasinsuranceagency.com
Deft Resilience 503 E. Jackson Street, Suite 304 Tampa, Florida 33602 877-333-8256 www.deftresilience.com
YOUR PROPERTY WELLNESS EXPERTS
PUBLIC INSURANCE ADJUSTERS
Four Winds Public Adjusters 4846 N University Drive #249 Lauderhill, Florida 33351 754-263-1116 info@fourwindsolutions.com propertypublicadjusters.com
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reserveadvisors.com | (800) 980-9881
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Telemetryx 407-278-7872 support@telemetryx.co telemetryx.app/contact
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Herbie Wiles Insurance Agency 400 N. Ponce de Leon Boulevard St. Augustine, Florida 32084 800-997-1961 www.herbiewiles.com Insuring over 100 FL condo associations and HOAs.
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Four Winds Public Adjusters
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Siegfried Rivera
201 Alhambra Circle, 11th Floor Coral Gables, Florida 33134 800-737-1390 www.siegfriedrivera.com
Experience Personalized Professionalism. Tripp Scott Law Firm
110 SE 6 Street Fort Lauderdale, Florida 33301 954-525-7500 www.trippscott.com For over 50 years, Tripp Scott
has served our community.
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ZONE 1
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Gelfand & Arpe, P.A. 1555 Palm Beach Lakes Boulevard, Suite 1220 West Palm Beach, Florida 33401 561-655-6224 www.gelfandarpe.com
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MANAGEMENT CO. DIRECTORY FirstService Residential 1601 SW 80th Terrace Plantation, Florida 33324 877-278-6468 www.fsresidential.com Life, Simplified KW PROPERTY MANAGEMENT & CONSULTING, LLC 8200 NW 33rd Street, Suite 300 Miami, Florida 33122 305-476-9188 www.kwproperty management.com
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844-815-5321 www.castlegroup.com
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Florida Management Companies by Zone
ZONE 2
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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954.843.2526 AK AM.COM
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America's Community Management 4733 W. Atlantic Avenue, Suite C-22 Delray Beach, Florida 33445 833-628-8288 americascommunitymgmt.com
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Miami-Dade, Broward and Palm Beach Counties Contact Kristin Dumornay at 954-845-6102 or
kdumornay@miamimanagement.com
www.miamimanagement.com
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MAY Management Services, Inc. 5341 A1A South, Ste. 103 St. Augustine, Florida 32080 904-461-9708 www.maymgt.com Over 20 years in Northeast Florida!
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Premier Association Management 1064 Greenwood Boulevard, Suite 480 Lake Mary, Florida 32746 407-333-7787 www.Premiermgmtcfl.com Qualified Property Management 5901 US Highway 19, Suite 7 New Port Richey, Florida 34652 877-869-9700 www.QualifiedProperty.com Proudly Serving HOA, COA, Co-ops, Master Planned Comm. Assoc.
5523 W. Cypress Street, Suite 102 Tampa, Florida 33607 866-403-1588 www.RealManage.com Serving Orlando and Tampa Communities.
Towers Property Management 1320 N. Semoran Blvd., Suite 100 Orlando, FL 32807 407-730-9872 www.towerspropertymgmt.com
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ADVERTISING
Opportunities For advertising opportunities please call 800.425.1314
www.fcapgroup.com | FLCAJ October 2026 101
Products and Services Directory ACCESS CONTROL, SECURITY AND CUSTOM GATE AUTOMATION
Smart Entry Systems: 626-2137557; www.SmartEntrySystems. com; sales@SmartEntrySystems. com
CONCRETE RESTORATION
South Florida’s Premier Contractor
General Contractor Concrete Restoration Painting
AIR DUCT CLEANING
Air Duct Aseptics Certified Air Duct Cleaning, Dryer Exhaust Cleaning repair & replacement. Mold testing 888-707-7763 www.adaflorida.com
Waterproofing Our Linkedin
(305) 851-5897
www.ageofempireinc.com
Licensed
Bonded
Insured | CGC# CGC1514379
ADT Security Services: Community Association Service Center; 800-878-7806; ADT.com
ALUMINUM RAILING
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
COMMUNITY SECURITY
ELEVATOR SERVICE/REPAIRS
Connections Elevator: Elevator maintenance agreements, repairs and modernizations; 954-792-1234; www. ConnectionsElevator.com. Elevate Monitoring: 877-990-9191; elevatemonitoring.com ENGINEERS
ALARM MONITORING
Mullets Aluminum: 941-371-3502; nate@mulletsaluminum.com; www.mulletsaluminum.com
ELECTRIC
Hypower Electrical & Utility Contractor 888-978-9300; www.hypowerinc.com
Fortify Restoration: 844-40FRTFY; fortifyrestoration.com info@fortifyrestoration.com Promar Building Services LLC: Alfredo Amador; 561-598-4549; info@promarbuilding.com
Construction Solutions, Inc. Structural Engineers, Building Forensics, Milestone Inspections, SIRS/Reserve Studies 904-261-8703 info@csidesign.com csidesign.com Consult Engineering, Inc: 941-206-3000; www.consultengineering.com. Howard J. Miller Consulting Engineers: 561-392-2326; www.HowardJMiller.net Infinite Engineering Group: 954-335-1760; info@infiniteengineering.net; infiniteengineering.net 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. FENCING AND GATES
CONSTRUCTION
SERPE-CO: 954-718-3094; info@ serpeco.com; serpeco.com INTERNET/TELEVISION/ VOICE SERVICES
Blue Stream Fiber
888-960-2855 www.bluestreamfiber.com
Summit Broadband: 407-2212777; bulk@summitbb.com; www. summitbb.com/community JANITORIAL SUPPLIES
Arango’s Development LLC: 954-448-1059; carangoremodelinganddevelopment@outlook.com; www.arangosdevelopment.com. CONCRETE RESTORATION PROJECT MANAGEMENT
Daniello Companies: 888-370-4333; www.concreterepairing.net. EDUCATION
FIRE ALARM SYSTEMS
Bass United Fire & Security Systems, Inc.: 954-785-7800; www.bassunited.com. GENERAL CONTRACTORS
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South Florida’s Premier Contractor
General Contractor
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Concrete Restoration
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Painting
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Waterproofing Our Linkedin
(305) 851-5897
www.ageofempireinc.com
Licensed
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Bonded
Insured | CGC# CGC1514379
PAINTING AND WATERPROOFING
PIPELINING
USA Pipelining LLC: 954-9149966; usa-pipelining.com ROOF COATINGS
South Florida’s Premier Contractor
General Contractor Concrete Restoration Painting
Polo International: 954-7825851; www.polo14.com
SIRS REPORT
Howard J. Miller Consulting Engineers: 561-392-2326; www.HowardJMiller.net
TRASH CHUTE CLEANING AND REPAIR
SWIMMING POOLS
ROOF MANAGEMENT & CONSULTING
Waterproofing Our Linkedin
(305) 851-5897
www.ageofempireinc.com
Licensed
Bonded
Insured | CGC# CGC1514379
WATER, SEWER AND DRAINAGE—INSPECTION AND REPAIRS TRADE SHOWS
ROOFING
Condo & HOA Expo: www. BrowardCondoHOAExpo.com and www.PBCondoHOAExpo.com
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Florida Roofing and Sheet Metal: Built for Florida; Built to Last; 561-448-0425 and 954787-8714; Commercial Roofing and Waterproofing Parking Decks and Garages. Mike McGilvary Roofing: 561-856-5060; mmroofingpro@ gmail.com; mmroofrepair.com WE SERVICE THE ENTIRE STATE OF FLORIDA
Restore. Repaint. Renew.
Specialists in Condo and HOA Repainting, Repairs, & Restoration Call 877-442-5062 for a FREE quote! www.MunyanPaintingcom www.MunyanRestoration.com
Promar Building Services LLC: Alfredo Amador; 561-598-4549; info@promarbuilding.com
SPF Systems, Inc.: (866) 5613626; HurricaneProofRoof.com. Sutter Roofing: 800-741-0090 or 941-377-1000; sutterroofing.com
Hinterland Group: 561-6403503; hinterlandgroup.com WEBSITES
MyCommunitySite.com: 877-338-1110; info@mycommunitysite.com WINDOW CLEANING
Squeegee Squad: 305-897-1310; marcellomagno@squeegeesquad. com; squeegeesquad.com
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SEALANT
Pecora Corporation: 800-5236688; freemana@pecora.com SECURITY
Ramco Protective: 888-3989700; www.ramcoprotective.com.
PATIO FURNITURE
Sarasota Patio Furniture Repair: 941-586-6917; saraso tapatiofurniturerepair.com PEST/ANIMAL CONTROL
Security solutions for condominiums and HOA properties David.Fambrini@garda.com (561) 698-1014 | garda.com
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www.fcapgroup.com | FLCAJ October 2026 103
DISPLAY ADVERTISERS INDEX Acentria Insurance . . . . . . . . . . . . . . . 43 ADT Security Services . . . . . . . . . . . . . 25 Age of Empire Inc. . . . . . . . . . . . . . . . . . 5 Allied Property Group . . . . . . . . . . . . . 22 America's Community Management . . 53 Ansbacher Law . . . . . . . . . . . . . . . . . . . 7 Arango's Development . . . . . . . . . . . . 54 Asphalt Restoration Technology Systems . 77 Association Reserves . . . . . . . . . . . . . 22 Atlas Insurance Agency . . . . . . . . . . . . 38 Bass United Fire & Security Systems . 55 Becker . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Blue Stream Fiber . . . . . . . . . . . . . . . . 11 Breezeline . . . . . . . . . . . . . . . . . . . . . . 67 BrightStar Credit Union . . . . . . . . . . . . . 9 C&S Management, Inc. . . . . . . . . . . . . 75 Campbell Property Management . . . . 60 Carousel Development & Restoration . 35 Castle Group . . . . . . . . . . . . . . . . . . . . 86 Centennial Bank . . . . . . . . . . . . . . . . . 44 Coastal Clarity Assurance . . . . . . . . . . 40 Cogent Bank . . . . . . . . . . . . . . . . . . . . 65 Commercial Energy Specialists . . . . . 57 Community ACE . . . . . . . . . . . . . . . . . 87 Construction Solutions Inc. . . . . . . . . . 57 Daniello Companies . . . . . . . . . . . . . . 86 Deft Resilience . . . . . . . . . . . . . . . . . . 55 Devin & Associates Inc. . . . . . . . . . . . . 55 Elevate Monitoring . . . . . . . . . . . . . . . . 1 Envera Systems . . . . . . . . . . . . . . . . . . 31
Fibernow . . . . . . . . . . . . . . . . . . . . . . . 15 FirstService Residential . . . . . . . . . . . . 21 Florida Roofing & Sheet Metal . . . . . . 29 Fortify Restoration . . . . . . . . . . . . . . . . 18 Four Winds Public Adjusters Inc . . . . . 88 GardaWorld . . . . . . . . . . . . . . . . . . . . . 27 Haber Law . . . . . . . . . . . . . . . . . . . . . . 54 Hinterland Group . . . . . . . . . . . . . . . . . 39 Hinterland Group . . . . . . . . . . . . . . . . . 58 Hotwire Communications . . . . . . . . . . IFC Howard J Miller Consulting Engineers . . 54 Hunter Claims . . . . . . . . . . . . . . . . . . . 55 Hypower Electrical Services . . . . . . . . 65 Infinite Engineering . . . . . . . . . . . . . . . 26 Kaye Bender Rembaum . . . . . . . . . . . 66 KW PROPERTY MANAGEMENT & CONSULTING . . . . . . . . . . . . . . . . . . . 56 L & L Exhibition Management, Inc. . . . 41 Lang Management Company . . . . . . . 59 Leland Management . . . . . . . . . . . . . . 54 Miami Management Inc. . . . . . . . . . . . 10 Mike McGilvary Roofing, Inc. . . . . . . . 33 Mullet's Aluminum Products, Inc. . . . . 45 Munyan Painting . . . . . . . . . . . . . . . . . 49 Munyan Painting . . . . . . . . . . . . . . . . . 83 MyCommunitySite.com . . . . . . . . . . . . 48 NV5 . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 PBCMA . . . . . . . . . . . . . . . . . . . . . . . . 93 Pecora Corporation . . . . . . . . . . . . . . . 53 Plastridge Insurance . . . . . . . . . . . . . . 17
Poliakoff Backer . . . . . . . . . . . . . . . . . 56 Polo International Inc. . . . . . . . . . . . . . 12 Premier Association Management . . . 82 Promar Building Services . . . . . . . . . . 47 Quality Chemical Company . . . . . . . . BC Ramco Protective . . . . . . . . . . . . . . . . 36 RealManage . . . . . . . . . . . . . . . . . . . . 63 Reserve Advisors . . . . . . . . . . . . . . . . 60 Sarasota Patio . . . . . . . . . . . . . . . . . . . 32 Sedgwick | Valuation Services Division 61 Sentry Management . . . . . . . . . . . . . . 89 SERPE-CO . . . . . . . . . . . . . . . . . . . . . 52 Siegfried Rivera . . . . . . . . . . . . . . . . . . 59 Smart Entry Systems . . . . . . . . . . . . . 14 Southern Chute . . . . . . . . . . . . . . . . . . 56 SPF Roofing Systems, Inc. . . . . . . . . . . 4 Squeegee Squad . . . . . . . . . . . . . . . . . 37 Summit Broadband . . . . . . . . . . . . . . . 13 Sutter Roofing . . . . . . . . . . . . . . . . . . . 92 Swaysland Professional Engineering Consultants . . . . . . . . . . . . . . . . . . . . . 56 Telemetryx Reserve Analytics . . . . . . . 64 The ERRO Group . . . . . . . . . . . . . . . . 63 Tripp Scott Law Firm . . . . . . . . . . . . . . 60 US Century Bank . . . . . . . . . . . . . . . . 78 USA Pipelining LLC . . . . . . . . . . . . . . . 79 Vesta Property Services . . . . . . . . . . . 51 Western Alliance Bank . . . . . . . . . . . . 58
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