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Community TrendsCommunity Associations InstituteNew Jersey Chapter January 2012

BREAKING THE ICE

Wharton State Forest, Hammonton, NJ

PlowING Cold QuEsTIoNs Dazed & Confused Page 6

GlIdE FoR THE Gold Winning in Today’s Rental Market 2

sKATE TowARds sPRING Planning Ahead for Your Association’s 2012 Capital Improvement Projects Page 14

AvoId THE PENAlTy Box Beware the Neighborhood Nudge Page 20

...and more!

On the Cover...

2 • Community Trends® January 2012

President’s Corner

Cyndy A. Pirrera, CMCA, AMSSignature Property Group Inc., AAMC2012 CAI-NJ President

2012 COMMITTEES & WORK GROUPS

Wharton State Forest is the largest single tract of land within the New Jersey State Park System. It is also the site of Batsto Village, a former bog iron and glassmaking industrial

center from 1766 to 1867 that currently reflects the agricultural and commercial enterprises that existed here during the late 19th century. Throughout Wharton are rivers and streams for canoeing, hiking trails, miles of unpaved roads for mountain biking and horseback riding and numerous lakes, ponds and fields ideal for wildlife observation. Bald eagles, red-tailed hawks, great-horned owls, bluebirds, hummingbirds, purple martins, goldfinch, river otters and deer are only some of the wildlife the alert visitor can see.

http://www.nj.gov/dep/parksandforests/parks/wharton.html

Photo taken by: Terri Loy

“success” As I sit here and write my very first

“Presidents Corner” column, a thought crossed my mind. “Will I succeed in say-ing something meaningful?” Having asked myself that question, another more interest-ing one came to mind. “What is ‘success’ and how do we define it?” Herein lies the subject for my column.

The answer to this seemingly simple ques-tion, when you really stop to think about it, can actually be somewhat illusive since success means different things to different people. While some might define it in the very typical terms of monetary gain, there are surely others who would say that it has absolutely nothing to do with money and everything to do with the development and strength of one’s moral character.

One dictionary defines it as; “Setting and achieving one’s personal goals.” While yet another has it listed as; “The favorable outcome of something desired, planned or attempted.”

So then what is it?While it is absolutely true that we all aspire

to attain the highest level of success in our lives and careers, my personal feeling is that we sometimes measure success in ways that, if we are not careful, can overshadow the much deeper and more truthful meaning we seek. I firmly believe that, to measure suc-cess — is to measure ourselves. So in order to find our own true definition of success we will have to embark on a journey together, and it is taking that journey with CAI-NJ that I am genuinely looking forward to in the months ahead.

As the incoming President of CAI-NJ, success for me will be measured by endeav-oring to strengthen the core goals and values that I believe our organization has always embodied and stood for. It will also be mea-sured through our passion, our pride, and the unwavering belief in ourselves. As we move forward and turn the page to what is sure to be a new and exciting chapter for us all, we must never lose sight of our goals and pledge to continue making every effort to uphold the time honored tradition of maintaining the distinguished level of excellence that CAI-NJ has long been known for.

ConTinues on page 50.

“I firmly believe

that, to measure

success — is

to measure

ourselves.”

EdItorIAl CommIttEEJonathan Katz, Esq. – ChairConnie Luongo – Vice ChairMichelle CastiglioneMartin Crevina, Esq.Peter Cipparolo, Esq. Michael Flippin, CMCA, AMSEdward Guttenplan, CPAChip HoeverRichard Linderman, Esq.Samuel McNulty, Esq.Alan Milstein

Board Liaisons: Michael Karpoff, Esq. Fran McGovern, Esq.

Staff Coordinator: Robin Micallef

lEgIslAtIvE ACtIoN CommIttEEThomas Martin, Esq. — ChairJames Magid, CMCA, PCAM — Vice ChairJean BestafkaA. Christopher Florio, Esq.Eric F. Frizzell, Esq.Jules C. Frankel, CPABruce GuntherSue Howe, CMCA, AMS, PCAMSteven KaplanChristine Li, Esq.Jennifer Loheac, Esq.Douglas MartinKaren J. Mesler, CMCA, PCAMJacob Ort, CMCA, AMSRonald L. Perl, Esq., CCALMichael Pesce, PCAMCaroline Record, Esq.Dawn Ruggiero, CMCA, AMSAudrey Wisotsky, Esq.

Board LiasonsJack McGrathMary Faith Nugiel, CPM, AMSCyndy Pirrera, CMCA, AMS

Staff Coordinator Lisa Hibbs

mANAgErs CommIttEELauren Radsniak, CMCA, AMS – ChairAlfred Ojejinmi, CPM, FRICS, AMS, PCAM – Vice ChairJane E. Balmer, CMCA, PCAMWalter Broome, CMCA, AMSElizabeth A. Comando, CMCA, PCAMThomas Curry, CMCA, AMS, PCAMGraciela FlorimonTejas Kadia, CMCA, AMSGlen Kassis, CMCA, AMSLori A. Kenyon, CMCA, PCAMGlen A. Masullo, CMCA, PCAMBrian O’Gibney, CMCA, AMSKerri Stimpson, CMCA, AMS

Board Liaisons: Stephen Block Denise Lindsey, CMCA, AMS, PCAM Marie M. Mirra, CPA Nina Stanton

Staff Coordinator: Kyle Hammerschmidt

mEmbErshIp CommIttEEDean Catanzarite – ChairJoseph Chorba, CPA – Vice ChairElysa Bergenfeld, Esq.Mitchell Frumkin, RSKeith GilibertiHank JohnsKatie MilanoCeaser MistrettaJames M. RademacherLawrence N. Sauer, CMP, CMCA, PCAMMark Wetter, Esq.

Board Liaison: Gabriel Vitale

Staff Coordinator: Lisa Hibbs

AwArds dINNEr CommIttEEMary Kusen — LeaderSamuel J. deTuro, Jr.Lirelle KleinSteven J. Morris, PE, RSZain Naqvi, Esq.Debbie Pasquariello, CIC, CIRMS


sprINg brEAk work groupDrew DiSessa — LeaderLiana BoucekBill CowleyGary GleitmanNick HaralambopoulousTed Judah, ARMStephanie LampfPeter Shine


EduCAtIoN progrAm I work groupHarriet Schwarzber, CMCA, AMS — LeaderJoe ButeauKevin FoleyKathy HerityDaniel T. Kopec, Esq.Nicole MaliseJason SponzilliJared Tunnell

Staff CoordinatorAngela Kavanaugh

CoNfErENCE thEmE & logo work groupCheryl Rhine — LeaderJennifer BrickDan CiarciaBrandon FemiaBrittany Figliolino, CPAToni Licciardi

Staff Coordinator: Angela Kavanaugh

The New Jersey Chapter extends their appreciation to the Platinum and Platinum PLUS Sponsors. The funds raised from these Sponsorship Programs help defray some of the costs of the Chapter’s membership

services and educational programs.

CAI-NJ thANks our 2011 plAtINum plus

spoNsors

ContentsIn Every IssuePresident’s Corner ..........................................2Legislative Update ..........................................3Chapter Trends ...............................................5CAI-NJ Upcoming Events .........................19New Members ..............................................25Recruiter Club ..............................................27

FeaturesDazed and Confused: Attempting to Make Sense of FHA’s New Condominium Project Approval Guidelines ......................6Winning in Today’s Rental Market ..........12

Planning Ahead for Your Association’s Capital Improvement Projects ..................14

Beware the Neighborhood Nudge ...........20

ExtrasChapter Retreat Wrap-up ............................28Community Trends® Author Guidelines ...322012 Award Nomination Forms 36, 38 & 39National Trends ............................................40Management Trends .....................................42GPS Program Wrap-up ...............................48Q&A ..............................................................53

Accent GroupAccurate ReconstructionAmco Pest Services, Inc.ADP Barlow Insurance

ANC ConstructionBecht Engineering BT, Inc.

Becker & Poliakoff, LLPBHB Insurance

Brown & Brown Insurance C & L Sweeper &

Pavement MaintenanceCapital One BankCertaPro Painters

Cowley’s Termite and Pest Services

The Curchin Group LLCCutolo Law Firm

Falcon Engineering, Architecture & Energy ConsultantsFWH Associates, P.A.

Green Ways PlusGreenbaum, Rowe, Smith &

Davis LLPHill Wallack LLP

Hillcrest Paving & Excavating, Inc.JGS Insurance

JRG Termite & Pest ControlKipcon, Inc.

L.N. Rothberg & Son, Inc.McGovern Legal Services, LLC

National ContractorsPopular Association Banking,

a division of Banco Popular, N.A.Republic Services, LLC

Rezkom Enterprises, Inc.RM Termite & Pest Control

Stark & StarkSupreme-Metro Corp.

Asphalt & Concrete ContractorsTaylor Management Company,

AAMC, AMOTD Bank

Valcourt Building ServicesWaste Management of New Jersey

Wilkin & Guttenplan, P.C.

legislative update

with the holiday season behind us, we now find ourselves at the end of a two-year legislative session with the

members of the 214th New Jersey Legislature wrapping up their terms. December 2011 proved to be a busy month for CAI-NJ as several bills of significance to community asso-ciations moved through the legislature. We met with a number of legislators in an effort to secure amendments and to offer our support of their efforts on our behalf.

Recent bill activity includes:S-2271/A-3396 Requires owner of building advised of structural safety concern during private inspection to notify municipal code official and DCA; provides for emergency inspection. Introduced in the Senate by Senator Bob Gordon (Democrat from the 38th District), the bill passed in the Senate 33-5 on September 26, 2011. CAI-NJ rep-resentatives met with Senator Gordon and his staff on Monday, December 12, 2011, to request an amendment to the bill that would better define “owner” by referencing the definitions contained in the Condominium Act and PREDFA. Senator Gordon was receptive to the suggested amendment.

S-2444/A-3537 Requires certain owners of foreclosed property to file contact informa-

tion with municipality and common inter-est community. Introduced in the Senate by Senator Vitale (Democrat from the 19th District), the latest version of the bill includes CAI-NJ’s suggested amendment to include common interest communities in the list of entities provided with contact information for the owners of certain foreclosed prop-erties. The bill awaits 2nd reading in the Senate, and CAI-NJ continues to support the bill.

S-2771/A-3895 Requires periodic inspec-tion of exterior walls of certain build-ings. Introduced in the Senate by Senator Norcross (Democrat from the 5th District) and Senator Sean Kean (Republican from the 11th District), this bill would remove inspection of exterior walls of certain build-ings from the 5-year inspection criteria and places the inspections in the hands of local officials rather than DCA. CAI-NJ remains strongly opposed to the bill and continues efforts, along with several other associations, to amend the bill.

S-2798 Prohibits conflict of interests by governing board members or management employees of homeowners’ associations. Senator Sean Kean (Republican from the 11th District) introduced the bill and has


“December 2011 proved

to be a busy month for

CAI-NJ as several bills of

significance to community

associations moved

through the legislature.”

Thomas C. Martin, Esq.Nowell Amoroso Klein Bierman, P.A., Chair, New Jersey Legislative Action Committee

January 2012 Community Trends® • 5

2012 boArd of dIrECtors

Tel: (609) 588-0030 Hotline: (609) 477-0956Fax: (609) 588-0040Website: www.cainj.orgJob Bank: www.mycommunityjobs.comE-mail: [email protected]: @cainjchapterFacebook: www.facebook.com/CAINJCHAPTER

Community Trends® Editorial Disclaimer: CAI-NJ assumes no respon-sibility for the content or nature of any column or article published in Community Trends®. In addition, articles and columns contained within this magazine reflect the opinions of the respective author, and not neces-sarily those of CAI-NJ, Community Trends® or Community Associations Institute. Information contained in Community Trends® should not be construed as a recommendation for any course of action regarding finan-cial, legal, accounting, or other professional services. Authors are solely responsible for the content of their articles and columns, including the validity of any certifications, designations, and/or licenses. By submitting an article for publication, authors understand that they are verifying that their submitted work is original and/or adheres to the Modern Language Association (MLA) standards governing the proper citation of published work. Any damages arising from the improper use of federally trademarked or copyrighted property shall be the sole responsibility of the author. Please send, in writing, any concerns about the content of articles and columns in Community Trends® to the address below (Attn: Editor).CAI-NJ only reviews CAI designations, certification and accreditations in this advertisement for validity and current status. Readers are advised that each individual company is solely responsible for the content of its listing in this publication, including all designations, certifications, accreditations and licenses by the company or an individual employee. Concerns about the validity of non-CAI designations, certifications, accreditations and licenses should be directed to the specific company or individual in question. Removal of designations, certifications, accreditations and licenses by CAI-NJ will only take place upon the submission of a letter written by the official credentialing and/or licensing body to the CAI-NJ Executive Vice President.

Members

1675 Whitehorse-Mercerville Road, Suite 206Mercerville, NJ 08619

Board officersCynthia Pirrera, CMCA, AMS ...President signature property group, aaMC, Community assn. ManagerNina Stanton ..................................President-Elect Clearbrook Community assn., Community assn. Volunteer LeaderStephen Block ................................Vice President Capital one Bank, at-LargeMarie D. Mirra, CPA ....................Treasurer Mirra & associates, LLC, Business partner

Fran McGovern, Esq. ...................Secretary Mcgovern Legal services

General Counsel Wendell A. Smith, Esq. greenbaum, Rowe, smith & Davis, LLpImmediate Past President Paul Santoriello, PCAM Taylor Management Company, aaMC, aMo

be a part of the trend! Submit your company’s or association’s news, milestones, achievements -- including wedding and birth announcements -- to [email protected] for publication in the chapterTrends section of Community Trends®.

chapter TrendsHill wallack llP Helps sponsor Christmas Party for the New Jersey Army National Guard

princeton, nJ – Hill Wallack LLP has a tradition of supporting the troops and their families, and this year, the firm joined the Lawrenceville Family Readiness Group (FRG) of the HHC 50th New Jersey Army National Guard to sponsor their annual Christmas party. The festivities took place on Sunday, Dec. 4, at the Lawrenceville Armory, where some 200 adults and children attended. Guests were treated to a festive meal, entertainment and the children received gifts as well as gift certificates.

Hill Wallack LLP was a major sponsor of the event and, through a coordinated effort by the firm’s Government Contracts Group, raised additional funds and obtained donations from local businesses. In addition to the firm’s contribution, firm attorneys and staff donated their resources and time to the event. They baked cookies, decorated, served food and pro-vided clean-up services.

Community Association Management Company Earns Top Industry Professional designation

INTEGRA Management Corp. of Mt. Arlington, NJ, recently joined the elite group of community association management companies who have earned the Accredited Association Management Company designation (AAMC) from Community Associations Institute. INTEGRA is one of only 150 management companies nationwide who have earned the highest level of professional recognition in the community association field.

Established in 1983 by Edward San George, MPA, PCAM, INTEGRA Management Corp. is an independent professional management firm specializing in common- interest realty associations. They currently manage more than 10,000+ units in 100+ communities, including condominium associations, homeowners associations, property owners associa-tions, cooperative corporations and professional office condominiums of all types.

INTEGRA Management Corp. has always enjoyed a reputation for adding significant value to each and every engagement through best- in-class professional services, industry- leading expertise, centralized resources and a focus on organization and cost-efficiency.

Now as an Accredited Association Management Company, INTEGRA has achieved and is recognized as possessing a specialized level of commitment and expertise throughout its staff and professional designations.

CAI’s designations provide standards for association management that can give homeown-ers and boards confidence that the staff employed by their management company has the knowledge and ability to provide professional service.

Our communities have benefited from the experience and collective resources that INTEGRA’s highly trained and knowledgeable staff offers. Our managers have a solid understanding of all aspects of community association management. As an AAMC company we are also required to meet CAI’s financial management and reporting standards.

Robert E. Barlow, Jr., CIRMS, PCAM K.a. Diehl Community Management, aaMC Community Assn. ManagerMichael Karpoff, Esq . Hill Wallack, LLp Business PartnerDenise Lindsey, CMCA, AMS, PCAM access property Management, LLC, aaMC, aMo Community Assn. ManagerJack McGrath The grande at Colts neck Condominium association Community Assn. Volunteer LeaderSidna Mitchell Rossmoor Community association, inc. Community Assn. Volunteer Leader

Roger Nicholson shadow Lake Village association Community Assn. Volunteer LeaderMary Faith Nugiel, CPM, AMS RCp Management Company, aaMC, aMo Community Assn. ManagerKenneth Sauter, Esq. Berman, sauter, Record & Jardim, p.C. Business PartnerGabriel Vitale C & L sweeper service Business PartnerLynn Voorhees, RS Kipcon, inc. At-Large


© iStockphoto.com

On June 30, 2011, the Federal Housing Administration (FHA) issued its long-anticipated Condominium Project Approval and

Processing Guidelines for condominiums seeking approval for FHA-insured mort-gages. These guidelines, issued as part of Mortgagee Letter 2011-22, were intended to provide a single source of information as well as to consolidate, update and clarify the FHA’s previous policies and procedures for condominium project approval. Instead, however, many of the new requirements introduced for the first time in these guide-lines have created further confusion and elicited serious concerns from association boards, community managers, attorneys and lenders alike.

Attempting To Make Sense of FHA’s New Condominium Project Approval and Processing Guidelines

By Jonathan H. Katz, Esq.Hill Wallack LLP

what Is FHA Mortgage Insurance?In order to understand the new guidelines,

it is important to understand what FHA mortgage insurance is (and is not). The FHA does not make or guarantee mortgage loans; rather, the FHA insures mortgage loans, and FHA mortgage insurance protects lenders against some or most losses on a mortgage if the borrower defaults.1 FHA-insured loans play a critical role in the housing and mort-gage markets today, in part because they are simpler to obtain than conventional mort-gages and typically require less than a twenty percent down payment.2 And while FHA approval is not legally mandated, an associa-tion that is FHA-approved provides poten-tial home buyers with an additional financ-ing option and, at least in theory, makes the association more marketable.3

Traditionally, FHA-insured mortgages played only a small role in the condominium market, accounting for approximately five percent of all condominium mortgages in 2007. However, in part due to the mortgage and foreclosure crisis, from 2008 to 2010 the number of FHA-insured mortgages sky-rocketed to between 30 and 40 percent of all mortgages.4 And in 2011 alone, FHA insured its highest dollar volume ever – $236 bil-lion, including 770,000 new purchase loans, 585,000 for families who became homeown-ers for the first time.5

In response to this dramatic increase in FHA-insured loans, the FHA took a closer look at its condominium approval process and began implementing a new protocol in 2009, which did away with traditional spot approvals for mortgage loans, limited

dAzEd ANd

CoNFusEd:



CAI-NJ thANks our 2011 plAtINum

spoNsors A-L Services

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Berman & Wright Architecture, Engineering & Planning, LLC

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Dan Swayze & Son, Inc., Complete Parking Lot Maintenance

Eosso Brothers Paving

Felsen Insurance Services, Inc.

Griffin Alexander, P.C.

Hueston McNulty, P.C.

K.A. Diehl, Inc.

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Lomurro, Davison, Eastman & Munoz, PA

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Mirra & Associates CPAs, LLC

Pepper Hamilton, LLP

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For information on the Platinum Sponsorship Program, please call

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Renaissance woodbridge Hotel 515 US Highway 1 South, Iselin, NJ 08830

Registration: 5:30 p.m. Cocktail Hour: 6:00 p.m - 7:00 p.m. Dinner: 7:00 p.m. - 9:00 p.m.

Sponsorship opportunities available — See insert in this issue!

For more information, call Robin Micallef at (609) 588-0030 or email [email protected].

CAI-NJANNuAl AwARds dINNER

THuRsdAy,THuRsdAy,

MARCH 8, 2012MARCH 8, 2012

5:30 5:30 p.m.p.m. - 9:00 - 9:00 p.m.p.m.

Join us for an evening to

remember, as we honor the

dedicated individuals who

contributed to our

success in 2011.

© iStockphoto.com


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approvals to two-year terms and tightened lending criteria. However, even with this belt-tightening, the FHA estimates that loss-es on loans insured through the first quarter of fiscal year 2009 are expected to reach $26 billion6, which was one of several reasons for the adoption of the new guidelines in June 2011.

Condominium Project Approval and Processing Guidelines

In some areas, these new guidelines do provide greater clarity and flexibility for the entire condominium approval pro-cess, allowing each Housing and Urban Development (HUD) Home Ownership Centers (HOC) greater flexibility in approv-ing applications and projects that do not meet all of the requirements. Unfortunately, many of these new provisions also create troubling issues for condominium associa-tions seeking FHA approval. A few of the most problematic areas include:

Certification of ComplianceOne entirely new requirement in the

guidelines, and probably the most trouble-some, concerns a certification that must be executed by an association or its representa-tive that confirms the association is in com-pliance with all state and local condominium laws and all FHA approval requirements. The signatory will also have to attest that he or she knows of no “circumstances or con-ditions that might have an adverse effect on the project or cause a mortgage secured by a unit in the project to become delinquent.” Included among these potential adverse con-ditions are construction defects or “substan-tial disputes or dissatisfaction among unit owners about the operation of the project [or the association], and disputes concern-ing unit owners’ rights, privileges and obli-gations.” Moreover, these attestations are subject to a “continuing obligation” on the part of the signatory and potential criminal penalties including up to $1 million in fines and 30 years in prison.

Needless to say, the penalties are sig-nificant enough to cause serious trepidation even if anyone was contemplating signing such a vague and undefined certification that calls for a legal opinion. Specifically, it would be near impossible for anyone to know or predict what “adverse circumstances” might affect an association’s financial stabil-ity or what constitutes a “substantial dis-pute” among unit owners. And among other issues, the “continuing obligation” provision

FHA from page 6.


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could theoretically subject board members or managers to penalties even though they no longer serve on the board, live in the com-munity or work with the association.

Deed-Based Transfer FeesThe new guidelines also disallow approval

of projects where certain deed-based transfer fees or restrictions may affect the ability of a buyer to freely transfer the property. Although not specifically addressed in the new guidelines, the FHA has informally announced that any condominium associa-tion with a deed-based transfer fee, including a working capital or capital contribution fee, would be disqualified from access to FHA-insured mortgages.7

The inclusion of this prohibition, especially as it pertains to working capital and capital contribution fees, is perplexing, especially con-sidering that this issue was recently addressed by the Federal Housing Finance Agency (FHFA). Specifically, FHFA found that such transfer fees add value to the properties where collected and have been an important source of funds for communities for over 40 years.8 Why FHA would unilaterally decide to take action contrary to other federal agencies and, more importantly, to effectively deny approval to close to half of all condominium associations in the country is confounding.

Special Assessments and LitigationThe guidelines require that the associa-

tion provide information and documentation regarding any special assessments or litiga-tion (other than collection or foreclosure actions) together with an opinion as to the potential effect of the assessment or litiga-tion on the unit owners. Moreover, the FHA has suggested that it will not approve any association with pending construction defect litigation until the defect claims have been resolved and the repairs completed. The guidelines also seem to demand that the association tell the future, asking for prog-nostication as to any pending or anticipated litigation (and the expected outcome of such litigation that may not even be pending yet) as well as the future value and marketability of the units.9 Possibly more troublesome is the fact that the FHA appears to be view-ing all assessments and litigation as negative indicators, when such an assumption is not always the case.

Insurance and Fidelity BondsThe guidelines call for the association

be covered by hazard, liability, flood and other insurance at levels as required by state or local condominium laws. In addition, the guidelines inexplicably require both the association and its management company

obtain separate fidelity bonds to cover board members and employees. The uproar over this requirement was immediate, and CAI took action to identify for the FHA that the proposed management company fidelity bond was duplicative, costly and difficult, if not impossible, to obtain. The FHA has since backed off this pronouncement and advised that it will allow associations to obtain a fidelity bond that both names and covers the management company rather than require a separate fidelity bond.

And these are just a few of the many prob-lematic issues with the new guidelines.

Yet, the new guidelines do provide greater clarity and flexibility in some areas. Specifically, the new rules allow HOCs to grant exemp-tions for associations that do not meet certain delinquency requirements (so long as there are no more than 20 percent of units in arrears). Also, HOCs can authorize exemptions for associations that contain up to 35 percent commercial-space or exceed the requirement for investor-owned units. Further, the new guidelines allow for certain flexibility in associations with affordable housing and with rental restrictions (although certain problematic restrictions regarding rentals are still applicable).

Overall, the effect of all of these new



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requirements on the FHA approval process is just beginning to be felt across the coun-try. Many associations that received FHA approval or that were recertified under the previous guidelines have now had their cer-tifications expire with little hope of recerti-fication. The FHA indicated that out of the approximately 25,000 condominium projects nationwide that expired between December 2010 and September 2011, only 2,100 – approximately eight percent – have been approved or recertified.10

However, the news is not all bleak. CAI continues its attempts to negotiate changes in the new guidelines, specifically those require-ments dealing with transfer fees, the assessment delinquency criteria, and the certification of compliance. In addition, many members of Congress have expressed their concerns with the guidelines and called on the FHA to recon-sider these new policies.11 Further, FHA offi-cials have announced that they intend to issue a new mortgage letter by the end of 2011, which should address at least some of these concerns.

So by the time you are reading this article, the guidelines may have changed yet again. But until then, the current state of FHA con-dominium project approvals remains in flux, leaving everyone – association boards, com-munity managers, lenders and attorneys – in a continued state of confusion. n

(Endnotes)1 CAI Mortgage Matters, “CAI FAQ – FHA

Condominium Guidelines,” at http://www.caionline.org/govt/news/Political%20HeadsUp%20Public%20Document%20Library/FHA%20FAQ%202011-22.pdf

2 Id.3 Id.4 Id.5 Carol Galante, Acting Assistant Secretary for

Housing, “Report to Congress” (November 21, 2011), at http://portal.hud.gov/hudportal/documents/huddoc?id=fhacomcgnov2111_final.pdf

6 Id.7 CAI Mortgage Matters, “CAI Cautions FHA

on Transfer Fees, Calls for Waiver” (October 14, 2011), at http://www.caionline.org/govt/MortgageMatters/blog/Lists/Posts/Post.aspx?ID=26

8 Id.9 See endnote 1.10 Kenneth R. Harney, “FHA Rules for Condo

Purchases are Causing Major Headaches for Buyers and Sellers,” The Washington Post, published October 21, 2011.

11 CAI Mortgage Matters, “Key Congressmen Express Concern with FHA Criteria, Process” (November 8, 2011), at http://www.caionline.org/govt/news/Political%20HeadsUp%20Public%20Document%20Library/Key%20Congressmen%20Express%20Concern%20with%20FHA%20Criteria.pdf

FHA from page 9.


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tems can increase the asset life of the mechan-ical systems on-site. They can and will shed light on the entire work order system, inclusive of productivity, timely completion and prioritization.

Package handling, contractor access, visi-tor and guest announcements and key han-dling are all increasingly being entered and monitored via these technical systems. These systems also can be applied to security and safety operations within the community. The gatehouse, the lobby entrance and the front desk are all technologically enhanced.

To make properties more energy efficient, automated systems can be used to monitor energy usage (heating, lighting, electric, etc.) and gauge where savings can be obtained with-out sacrificing service. Even simple automated things like common area dispensers for paper towels and hand soap not only save money, but are environmentally friendly as well.

your CultureLast, but by no means least, the final com-

ponent to success is your company’s culture. In addition to the right people and technol-ogy, how you reward and recognize service standards and exceptional performance makes all the difference. This means that when using

The rental property business boils down to one thing — resident sat-isfaction and retention. For compa-nies who provide services for rental

properties, positive word-of-mouth is key in attracting and retaining clientele during a difficult economic climate.

In a hyper-connected world where Twitter breaks news, there are so many avenues for residents to share their experience, positive or negative. So it is crucial that companies have specific controls in place to make that experi-ence as enjoyable and memorable as possible.

It is important that you examine and re-examine what it takes to truly differentiate yourself in the marketplace and consistently deliver for all our colleagues, clients and communities.

So what DOES it take? No one has all the answers of course, but there are three crucial components to differentiate your brand and win in today’s marketplace.

your PeopleThe overall professionalism and perfor-

mance of everyone from the leasing and management team to the on-site personnel such as maintenance, front desk, janitors and security guards, directly affect your com-

pany. Therefore, it is critical that the front-end process of employment screening and selection be a systematic part in creating a winning culture. This process will determine if the job applicant possesses the longevity (looking for a career not just a job), the integ-rity (it cannot be taught) and the customer service skills (stemming from a positive atti-tude) to work within your community.

TechnologyThe next pre-requisite to creating a suc-

cessful company is the use of technology. This can be further broken down into two areas: sales and service.

For sales, the use of Search Engine Optimization and social media can effec-tively brand and market your company and community in a way that attracts and retains your target clientele. Most people who are looking to relocate go online to find com-munities in which to live. That’s why getting your company’s message out to the world via the internet is to your advantage and can be created in a genuine and professional way with a nominal degree of effort or cost.

On the service side, technical enhance-ments have certainly raised the bar for prop-erty management services. Automated sys-

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the technology to address how timely the work order system is functioning or how sales are increasing, associates completing these tasks are empowered, engaged, respected and treated in a way that promotes excellence.

This can be accomplished in several ways, including emails and newsletters acknowl-edging instances of remarkable conduct. In addition, it could be a call by upper manage-ment or a hand-written note expressing sincere gratitude – which actually makes more of a difference than some might imagine. It could be remembering anniversary dates and birth-days – and not just of the on-site team, but for your residents. To recognize someone who has been a resident for five years with flowers and a note, or a gift card to a local restaurant shows that you really appreciate them, not just as residents, but as people.

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with most of us reluctant to face another snowy, winter season, the spring thaw that follows certainly seems like an eternity

away. Yet, as community association volun-teer leaders (CAVLs), board members, prop-erty managers and all of us within the industry know, planning ahead is key and now is pre-cisely the time to turn our thoughts to spring and to the projects that your association is hoping to accomplish in that season.

The “big three” large-scale capital improvement projects that your association may be considering for Spring 2012 per-tain to pavement, roofing and façade/sid-ing replacement. Additional types of capital improvements projects include those relat-ing to grading/drainage, water infiltration, parking garages, decks, retaining walls and detention/retention basins. At this point, your association should have already taken the first step towards the project by provid-ing for the adequate scheduling and funding of your project in the association’s Capital Reserve Study. It is worth noting here that, if your community has not addressed its Reserve Study recently, a good rule of thumb to follow is that Reserve Studies should be revisited every three years for communities that are less than 10 years old and every other year for communities that are more than 10 years old.

Having planned for the timing and funding of the project, your association is now ready

Planning Ahead for Your Association’s 2012

Capital Improvement Projects

By Mitchell H. Frumkin, PE, RS, CGP President, Kipcon, Inc.

SPRINg AheAD:

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to dig into the heart of the project’s scope which is typically divided into three phases: Design Phase, including Specifications; Bid Phase and Construction Phase. While there may be a temptation to “skip ahead” to the Construction Phase and engage a contractor to begin the replacement project without professionally-prepared design specifications or bid documents, seasoned board members and property managers know that this will typically amount to being “penny wise and pound foolish”.

While it may initially seem like a time and money-saving measure, embarking on a large-scale capital improvement project without the guidance of a professional can potentially lead to larger problems down the road in the form of excessive and unmoni-tored contractor costs, as well as construc-tion defects regarding materials and instal-lation methods. In fact, to ensure that their project is properly executed from start-to-finish, many associations are now budgeting in advance for these professional engineer-ing services, typically by allocating between 3–15% (depending on the complexity of the project) of the total estimated cost of con-struction for these services in conjunction with their capital reserve funding plan.

“well begun is half done.” — Horace

Beginning a capital improvement project well really is half the battle. Preparation

of applicable plans and specifications by licensed professionals, usually an architect or an engineer for typical community associa-tion projects, will provide a solid foundation for the project. In the Design Phase, consul-tation with a professional can ensure that not only are the needs of the association being met, but also that jurisdictional requirements are being adhered to and that the safety of the residents is being protected. This is also the time in which association representatives should take every opportunity to learn about new options and advances that are available with regards to their project. For example, the utilization of sustainable construction materials – those which require less main-tenance or energy over the course of their useful lives – can be key to an association’s bottom line when evaluated based on “life-cycle costs” rather than “first-costs” only.

Quality plans and specifications become the roadmap for contractors in the Bid Phase and, certainly, the Construction Phase. A popular term used in the community asso-

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ciation industry with regards to Bid Phase services is “apples to apples.” While a bit over-simplified, this phrase does summarize the benefit of comparing bids from contrac-tors who have been provided clear bid docu-ments, and are therefore actually bidding on the same thing.

With quality design documents in hand and a quality contractor selected following a competitive bid process, the association is now ready for the spring thaw and for con-struction of their project to begin. As not to undo all of the efforts of the planning season, it is recommended that an association retains a professional inspector, whose purpose is to represent the community’s best interests, during the Construction Phase. The primary function of the inspector is, as would be expected, to provide quality control by over-seeing the materials and methods utilized by the contractor. Other key functions during this phase include verification of quantities for payment, proper documentation and the minimization of change orders.

The spring scents of fresh flowers – and fresh asphalt – certainly seem to be ages away. However, now is the time for asso-ciations to dust off their Reserve Studies and begin the diligent planning necessary to ensure the successful implementation of their capital improvement projects. n

ATTENTIoN All CAI-NJ sEMINAR ATTENdEEs:

Please remember to keep your seminar completion

certificates in a safe place.

These certificates are distributed at the end of each CAI-NJ seminar. This is proof that you attended and completed the seminar. You may need to reference the certificate in the future and CAI-NJ does not keep track of each member’s attendance record. Community manag-ers will definitely need the certificates to obtain credit for continuing education towards their designations.


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In case of inclement weather or meeting cancellations, check the CAI-NJ Hotline (609) 477-0956.

2012 CAI-NJ EduCATIoN sCHEdulEAll course dates and locations are tentative. Please check www.caionline.org

or www.cainj.org for updated information.

PMDP Courses: Contact Kyle Hammerschmidt at [email protected]

or call (609) 588-0030.

2012 Conference & Expo and CAI-NJ Educational Series:

Contact Angela Kavanaugh at [email protected] or [email protected]

or call (609) 588-0030.

C A I - N J u P C o M I N G E v E N T s

Keep checking your mailbox and e-mail inbox, as well as www.cainj.org for the 2012 Cai-nJ education series and other seminars and programs.

Have Questions?

For Networking Events: Contact Robin Micallef at [email protected]

or call (609) 588-0030.

FEBRuARy 4, 2012 The Essentials of Community Association Volunteer Leadership Rossmoor Community Association Monroe Township, NJ Registration: 8:30 a.m. Program: 9:00 a.m.-3:00 p.m.

FEBRuARy 23-24, 2012 M-206 — Financial Management Sheraton Edison Hotel, Raritan Center Edison, NJ

MARCH 22, 2012 Mother Nature’s Wrath — Community Preparation, Reaction and Recovery Rossmoor Community Association Registration: 9:00 a.m. Program: 9:30 a.m.-12:00 p.m.

APRIl 12-13, 2012 M-202 — Association Communication Atlantic City, NJ

JuNE 28-29, 2012 Case Study TBD, NJ

oCToBER 25-27, 2012 M-100 — The Essentials of Community Association Management Sheraton Edison Hotel, Raritan Center Edison, NJ

dECEMBER 6-7, 2012 M-320 — High-Rise Maintenance and Management West New York, NJ

JANuARy 26-28 2012 CAI’s 33rd Annual Community Association Law Seminar Rancho Las Palmas Resort & Spa Palm Springs, CA

MARCH 8, 2012 CAI-NJ Awards Dinner Renaissance Woodbridge Hotel Iselin, NJ Registration: 5:30 p.m. Event: 6:00 p.m.-9:00 p.m.

MAy 2-5, 2012 CAI-National Conference & Expo Caesar’s Palace, Las Vegas Las Vegas, NV

JuNE 11, 2012 Dennis R. Casale Memorial Golf Outing Eagle Ridge Golf Club Lakewood, NJ Registration: 11:00 a.m. Shotgun Start: 12:30 p.m.

AuGusT 16, 2012 CAI-NJ Beach Party Martell’s Tiki Bar Point Pleasant, NJ Registration: 4:30 p.m. Party: 5:00 p.m.-9:00 p.m.

oCToBER 26, 2012 Pre-Conference Networking Reception Sheraton Edison Hotel 125 Raritan Center Parkway Edison, NJ Registration: 5:30 p.m. Event: 6:00 p.m.-9:00 p.m.

oCToBER 27, 2012 2012 CAI-NJ Conference & Expo NJ Convention & Expo Center 97 Sunfield Avenue Edison, NJ Registration: 7:45 a.m. Event: 8:00 a.m.-2:30 p.m.


Every neighborhood has one. You know who they are; the homeowner who has a better way to manage landscaping,

maintenance and finances, doesn’t understand why they have late fees and on and on. This homeowner is usually vocal, often organized, willing to involve others in the community, critical of the association board, critical of the management, often has their facts wrong but occasionally they are right. We all know this person as difficult to deal with, the commu-nity gadfly, someone we might want to avoid but let’s call it as we see it; this person is the Neighborhood Nudge!

It has been said that you don’t manage peo-ple, you manage issues and work with people. How do you work with the Neighborhood Nudge? Above all else, remember that you cannot ignore this person. This person is per-sistent. This person will not fatigue. This per-son will not go away. You need a game plan, and you need one now!

Here are six actions you should consider immediately:Embrace the Neighborhood Nudge

Give them an audience with the associa-tion board in a structured, closed door envi-ronment. Ask them to present their issues, why they are issues and what action they would like the board to take. Do not attempt to embarrass or degrade this person; they are on a mission and want to be taken seriously.

Listen with open ears and an open mindThey just might have a valid point. The

easy path is to allow the Neighborhood Nudge to air their grievances and then when the meeting is over simply dismiss them and hope they go away. The Neighborhood Nudge won’t go away so look for the real-ity in their words. Perhaps they simply approach issue resolution in a different man-ner than you do.

BEwARE THE

NEIGHBoRHood NudGEa Cautionary guide for property Managers

and association Board Members

By Robert TeelingVice President of Condominium & Homeowner Association Division

Wentworth Property Management Corp., AAMC

Let them know you have heard themDocumentation is critical. Provide a verbal

summary before concluding the meeting and follow up with a written summary. By doing this you will let the Nudge know that you have heard and acknowledged their points. Remember, acknowledgement is very differ-ent than agreement. Formal documentation

is also critical should this person pursue legal action.

Give them a winStrive to find a point where the association

board can concede. By doing this it will prove that you are listening and regarding their points seriously. Don’t expect this to

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deter the determined Neighborhood Nudge, but it might slow them down and engender future goodwill.

Explain why you can’t concede on their additional points

Find as many of your answers in your community documents as possible. Often the Nudge is well versed in the community documents so stick to the facts. Be very professional here and try not to let emo-tions cloud your thinking and responses. Remember that decisions based on legal doc-uments tend to be supported in legal actions.

If all else fails consider co-opting the Nudge by inviting them to participate in a commu-nity committee. When they see all the work involved in an up close manner they may be more understanding of the challenges faced by community associations.

Now that we have a strategy to work with the Neighborhood Nudge, the next logical question is: how do we avoid creating addi-tional members of this elite group? Most likely, association boards have wrestled with this question since there have been associa-tion boards. Once again, you need a game plan and you need it now!

Fortunately, preventing the creation of a new Neighborhood Nudge is easier than working with existing ones but the strategy is very similar. Think OCD: Organization, Communication and Documentation.

How organized is your community asso-ciation? Organization establishes the frame-work for success in most endeavors and community associations are no different. Ensure that your documents are current, cor-rect and available to the community. How organized are your open meetings? A clear agenda with a well-designed and executed communication strategy will enable the asso-ciation board to deliver clear messages to the community.

Communication is the most important aspect of this strategy. When boards don’t communicate clearly, concisely and consis-tently, community members begin to fill the blanks with their own interpretation. When this occurs, it is much like the game of Telephone (AKA Whisper Down the Lane) that we played as children — the mes-sage changes dramatically from beginning to end. Use all of the tools available to you, mass voice mails, mass emails, community bulletin boards surface mail, post commu-



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Move Your Property Management into PRIME Time.nity documents on line – technology is your friend. Involve your committee members where appropriate to carry the message with additional force and backing. Have a com-munication strategy that is embraced by the entire board and stick to the key messages. Communicate with the community early and often.

Finally, document all aspects of board activity: meetings, votes, vendor selec-tion process (including competitive bids). Organized documentation can help avoid problems now and in the future especially if the association is involved in a legal issue. Consider documentation as insurance against future calamity.

How do you work with your Neighborhood Nudge? Follow these simple guidelines, and you may find that you are dealing with them much less. n

NUDGE... from page 21.

If you are interested in submitting an article for consideration in an upcoming issue of Community Trends® please contact the

chapter office at (609) 588-0030 or [email protected].

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NEw MEMBERs(as of December 12, 2011)

Business Partnersnew Jersey Chapter Membership

Siciliano Landscape Company Ms. Karen Siciliano

Community Association volunteer leaders (CAvl)Mr. Douglas Martin Rossmoor Community Association

Mr. Walter Rhodes Regency Walk Homeowners Association

ManagersMr. Hovannes Bakalian Wilkin Management Group, Inc.

Ms. Susan Cuevas Cambridge Group

Mr. Dennis Dubrow DCM Management, LLC

Ms. Norlaine Herold 5000 Boardwalk Condominium Association

Ms. Elizabeth Johnson Taylor Management Company, AAMC, AMO

Ms. Terri Martinelli Arthur Edwards, Inc.

Mr. Richard Mattalian Wilkin Management Group, Inc.

Mr. Lawrence Rada Taylor Management Company, AAMC, AMO

Mr. Thomas Santacroce Wentworth Property Management Corp, AAMC

Ms. Nancy Solomon Wilkin Management Group, Inc.

Introducing CAI-NJ’s

H.A.R.P.CampaignHire a Reliable Professional...

How do you hire your community’s professionals? don’t leave it to chance. Play the H.A.R.P.Your home is your most valuable investment. Don’t take a chance when hiring a professional or management company to serve your community. Be sure the person or company you hire is qualified to meet the needs of your community.

• The Community Associations Institute (CAI) has been educating association professionals and board members in New Jersey for more than 30 years.

• Our professionals and managers are qualified to cater specifically to common interest communities.

• They get the job done quickly, reasonably and right, the first time.

No Coin Toss Required!

Please contact lisa Hibbs at (609) 588-0030. Lisa can verify within 24 hours that a company has a valid CAI New Jersey chapter membership, or if a company or individual holds a current CAI designation or accreditation.

CAI Designations: Accredited Association Management Company (AAMC) • Association Management Specialist® (AMS®) • College of Community Association Lawyers (CCAL) Community Insurance and Risk Management Specialist (CIRMS) • Large-Scale Manager® (LSM®) Professional Community Association Manager® (PCAM®) • Reserve Specialist (RS)

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COMMUNITY TReNDS® AdvERTIsING dIsClAIMER:The management of the New Jersey chapter of Community Associations Institute, Inc. (CAI-NJ) and Brainerd Communications, Inc. reserve the right to reject any advertisement for any reason at any time. Further, CAI-NJ and Brainerd Communications also reserve the right to place the word “Advertisement” with advertising copy that could or may be mistaken for editorial or news copy. In addition, CAI-NJ reserves the right to add a disclaimer to any advertisement in cases where a disclaimer may be necessary to protect the rights of CAI-NJ and Community Trends®. The advertiser will be informed by Brainerd Communications before such action occurs. Member advertising rates are based upon the advertiser being a member in good standing of the New Jersey chapter of the Community Associations Institute. Each member or entity is solely responsible for maintaining its status as a member in good standing. In addition, advertisements contained within this magazine reflect the opinions of the respective advertiser, and not necessarily those of CAI-NJ, Community Trends® or Community Associations Institute. Information contained in Community Trends® advertisements should not be construed as a recommendation for any course of action regarding financial, legal, accounting, or other professional services. Advertisers are solely responsible for the content of their advertisements, including the validity of any certifications, designations, and/or licenses. CAI-NJ assumes no liability for false, malicious or misleading advertisers. Neither CAI-NJ nor Community Trends® guarantees the position of placement of submitted ads. Be advised that CAI-NJ will not accept advertisements that are in direct conflict with the mission, products or services offered by CAI-NJ. CAI-NJ is not responsible for determining the validity of designations, certifications and accreditations listed directed by advertisers. Please send, in writing, any concerns about the content of advertising in Community Trends® to the address below (Attn: Editor).

Community Associations Institute, New Jersey Chapter, Inc. (CAI-NJ)

1675 Whitehorse-Mercerville Road, Suite 206 Mercerville, New Jersey 08619


7099 William Penn Hwy.Easton, PA 18045-2936

www.specialtybldgsystems.com

Toll Free: (800) 765-9865Fax: (610) 954-0598

E-mail: [email protected]

Specialty Building SyStemSRecruiter ClubNew Jersey Chapter

(as of December, 2011)

wINNER — FIRsT PRIzE: Dean Catanzarite – 21

wINNERs — sECoNd PRIzE: Cynthia Pirrera, CMCA, AMS – 14 Lawrence N. Sauer, CMCA, PCAM – 14

•••

Jane Balmer – 1

Leonard Barber – 4

Robert E. Barlow, Jr., CIRMS, PCAM – 1

Elysa Bergenfeld, Esq. – 4

Steven Block – 3

Jennifer Brick – 1

Tim Bruchez – 2

Joe Chorba – 6

Judy Clickner – 1

Scott Dalley, CPM, CMCA, AMS, PCAM – 3

Barbara Drummond, CMCA, PCAM – 3

Bruce Freeman, Esq. – 1

Michelle Helms – 2

Jim Hicks – 1

Louise Krinsky, CMCA, AMS – 1

Brett Madden – 1

Fran McGovern, Esq. – 1

Jack McGrath – 1

Erin O’Reilly – 6

Lawrence Rada – 1

James Rademacher – 1

Bob Rogers, AMS – 2

Paul Santoriello, PCAM – 2

Deborah L. Shelley, CMCA – 6

Nina Stanton – 1

Robert Teeling – 2

Gabe Vitale – 1

Eileen Wan – 1

Mark Wetter, Esq. – 5

visit CAI-NJ on the web at www.cainj.org.


On Wednesday, December 14, 2011, CAI-NJ held the Annual Meeting and Chapter Retreat in the Cultural Center of the Clearbrook Community Association in

Monroe Township, New Jersey.A special thank you to our Immediate Past President Paul

Santoriello, PCAM of Taylor Management Company, AAMC, AMO for all his time and support of CAI-NJ. We would also like to welcome the 2012 President, Cyndy Pirrera, CMCA, AMS of Signature Property Group, AAMC and the 2012 Board of Directors, committee and work group members. We look forward to another successful year with the help of all of you. Our programs, seminars and networking events couldn’t happen without you.

CAI-NJ Chapter Retreat

(above) Immediate Past President Paul Santoriello, PCAM of Taylor Management Company, AAMC, AMO swears in the newest members of the 2012 CAI-NJ Board of Directors Gabriel Vitale, C & L Sweeper Service, Denise Lindsey, CMCA, AMS, PCAM of Access Property Management, LLC, AAMC, AMO and Sidna Mitchell of Rossmoor Community Association, Inc.

(below) Immediate Past President Paul Santoriello, PCAM of Taylor Management Company, AAMC, AMO reflects on his time served as the 2011 CAI-NJ President.

(left) Cyndy Pirrera, CMCA, AMS of Signature Property Group, AAMC reflects on her goals as the 2012 CAI-NJ President.

(above) Angela Kavanaugh, CAI-NJ Assistant Director, Conference and Education leads the members in their 2012 committees and work groups breakout session.


(right) Robin Micallef, CAI-NJ Event Coordinator presents the winner of the 2011 Shoot the Cover Contest Laura Tarnow, CPA of The Curchin Group, LLC with her framed copy of the November edition of Community Trends® where her photo was featured.

(above) Kyle Hammerschmidt, CAI-NJ Associate Director, Programs and Finance reviews the 2012 Committee and Work Group Guidelines.

(left) Lisa Hibbs, CAI-NJ Director, Membership and Operations recognizes the past CAI-NJ and CAI National Presidents.

(above) Stephen Block of Capital One Bank, N.A. announces the winners of the 2011 Recruiter Club Challenge.

(left) Dean Catanzarite of the Accent Group wins the first place in the 2011 Recruiter Club Challege, a trip to Las Vegas. Second place winners Larry Sauer, CPM, CMCA, PCAM of Taylor Management Company, AAMC, AMO and 2012 CAI-NJ President Cyndy Pirrera, Signature Property Group, AAMC received flat screen televisions.


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Examples of disputes covered are:• Parking

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FEBRuARy 4, 2012

The Essentials of Community Association volunteer leadershipRossmoor Community Association Monroe Township, NJ Registration: 8:30 a.m. Program: 9:00 a.m.-3:00 p.m.

REGISTER NOW!

To register, call Angela Kavanaugh at (609) 588-0030 or visit

www.cainj.org.


CAI-NJ is always looking for new articles to be published in Community Trends®

If you are interested in submitting an article, please read the following Community Trends® Author Guidelines

Community Trends®, the official magazine of the New Jersey chapter of Community Associations Institute, is published monthly (12 times a year). It is sent to approximate-ly 2,000 community association members, attorneys, accountants, insurance agents, engi-neers, property managers, other service pro-viders and interested citizens of community associations. We appreciate your interest in writing for Community Trends®. Before you begin your article, please take a few minutes to review the following author’s guidelines.

PurposeArticles published in Community Trends®

have the same goal: to inform and educate CAI members on community associations. They should not serve as flagrant marketing pieces for a company’s services.

ContentThe author of the article is considered the

expert, and all content should be original

content, or cited appropriately. Authors must verify the validity of all statements made in the manuscript. Credit quotes, documents, and personal observations in your writing.

Article specificationIf possible, please send your arti-

cle via email to the chapter office at [email protected]. If you do not have access to email, submit a hard copy, double-spaced, and a 3 ½” IBM-PC compat-ible disk. IBM programs that are readable include Word and Word Perfect. Be sure to forward a two to three sentence biography of your position and affiliation. If possible, send photos that are relevant to the article. (Polaroid photos are not accepted.) Label all mailing envelopes containing disks, “DO NOT BEND”.

A rule of thumb for word countGenerally an article should not exceed

1500 words. 250-300 words of double-

spaced text fits onto one 8 ½ x 11 page: therefore, a 500-word article usually fills two pages, double-spaced: a 750-word arti-cle usually comprises three pages, double-spaced and so forth.

languageThe following words shall be in lower case,

except for at the beginning of a sentence: board, board of directors and association.

limit your subjectBe cognizant that readers need specif-

ic advice about specific issues. Articles in Community Trends® are most useful if they clearly explain why the subject is important to the reader. For example, an article discuss-ing proposed legislation should clearly explain its ramifications. Keep this in mind as you formulate your article and focus your piece.

Craft a good leadHook your readers right away with a

dATE & TIME:saturday, February 4, 2012 Registration/Continental Breakfast: 8:30 a.m. Program: 9:00 a.m. – 3:00 p.m.

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For more information or to register visit our website at www.cainj.org.

CONTINUING EDUCATION NOTICE: By successfully completing this program, CAI-NJ will approve a full day of credit for this program towards the Professional Management Development Program (PMDP).

you wIll RECEIvE A CoMPREHENsIvE MANuAlWith your course registration, you will receive The Essentials of Community Associations Volunteer Leadership by Katharine Rosenberry, a 150-page manual that includes sample forms and documents, discussion questions and helpful hints. You will use these additional resources, even after the class is over.

Is THERE AN ExAM?No, but you will receive a Certificate of Completion.

sPEAKERs:Barbara drummond, CMCA, PCAM Prime Management, Inc., AAMC

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CAI Members: $75.00 $85.00 $95.00Non-members: $125.00 $135.00 $145.00CAI-NJ has a 72-hour cancellation policy.

Questions? Contact Angela Kavanaugh at (609) 588-0030 or [email protected].


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creative lead that lets them know why they should spend time reading your piece. Let your readers know if the information you are going to share will save them time, money or help solve a problem. Anecdotes, quotes and questions are some examples of ways to end an article on a memorable note. Like the rest of the article, conclusions should never be self-serving.

writing styleExpress your ideas with words that you

are comfortable using. When in doubt about the rhythm of your words or cadence, read the sentences out loud. Ask someone who is not in your field of expertise to critique your article.

Formulating an outline is one of the best ways to start an article. First, list all of your ideas on paper, then organize them in a manner that allows for logical transition from one paragraph to the next. Use an active voice whenever possible. For exam-ple, instead of “The documents were filed by the association” write, “The association filed the documents”. Shorter, concise sen-tences are more readable than long, run-on sentences. Add imagery to your story with anecdotes and memorable quotes.

deadlinesAll articles are due in the chapter office

60 days prior to the month of publication, unless you are informed otherwise.

Editorial policyThe editor reserves the right to omit and/

or condense information as necessary to accommodate the layout. We recommend that the author indicate which text could be omitted or condensed if need be. The author will be notified of changes when possible. We do not accept multiple submis-sions. Please let us know if your article was submitted to other publications.

Authors may submit a photograph with their article. Please note CAI-NJ has the exclusive right to refuse to publish any pho-tograph for any reason.

Should you have any questions, contact the chapter office:

Phone: (609) 588-0030Fax: (609) 588-0040email: [email protected] n


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2012 Committee or Work Group of the Year Award

NoMINATIoN FoRM

Committee or Work Group Name: ______________________________________________________

Your Name/Organization: ______________________________________________________________

1. What has this committee/work group done to earn this award? (250 words or less)

2. What has the committee/work group done to support the goals and objectives of CAI-NJ? (100 words or less)

3. Please submit any documentation that further supports your nomination.

Dear CAI-NJ Member...Please help us. If you would like to submit the committee or work group you believe excelled in 2011, please use the forms below to tell us why. Awards will be given out at the 2012 Awards Dinner on Thursday, March 8, 2012.

An independent panel of judges (non-CAI-NJ) will make the award selections.

NOTE: Self-Nominations will be accepted.

All submissions must be received by Friday, February 10, 2012 to be considered.

Please return as a scanned email or regular mail: Attn: CAI-NJ Award Nominations CAI-NJ 1675 Whitehorse-Mercerville Road, Suite 206, Mercerville, NJ 08619 or e-mail to: Robin Micallef at [email protected].

All award nominees must be members in good standing in CAI-NJ, including each committee and work group member nominated for Committee or Work Group of the Year.


Community Trends® is looking for fictional short story submissions that pertain to community association life. Humor, science-fiction and mystery are just a few types of stories you can share with readers.

The deadline for all short story submissions is February 29, 2012. The Editorial Committee will select up to three finalists and select a winner. The winning story will be published in an issue of Community Trends®, and the author will receive a framed copy of the featured edition along with a CAI-NJ Gift Certificate for $100.00 to use towards any CAI-NJ event/educational program.

short story submission Guidelines:• Word count is not to exceed 1,000 words

• Must be a fictional piece that in some way pertains to community association life

• Individuals who are CAI-NJ Board members or on the Editorial Committee are not eligible to win

• Email all submissions to [email protected] by Wednesday, February 29, 2012 by 5:00 p.m.

Get Creative!CaI-nJ’s First Short Story Contest

Get typing for a great contest that expresses your imagination and creativity for all the

readers of Community Trends® to enjoy! For more information or any questions

regarding the rules and regulations of this contest, please contact Robin Micallef at

(609) 588-0030 or [email protected]. To see a short story sample, see this ad on

our website at www.cainj.org and click on the link!

Once upon a condo...


2012 Committee Chair or Work Group Leader of the Year Award

NoMINATIoN FoRM

Committee Chair or Work Group Leader Name: ___________________________________________

Your Name/Organization: _______________________________________________________________

1. What has this committee chair/work group leader done to earn this award? (250 words or less)

2. What has this chair/leader done to support the goals and objectives of CAI-NJ? (100 words or less)


Dear CAI-NJ Member...Please help us. If you would like to submit the committee chair or work group leader you believe excelled in 2011, please use the form below to tell us why. Awards will be given out at the 2012 Awards Dinner on Thursday, March 8, 2012.





All award nominees must be members in good standing in CAI-NJ, including each committee member nominated for Committee Chair or Work Group Leader of the Year.


2012 “Candice Bladt Manager of the Year Award”

NoMINATIoN FoRM

Manager Name: _____________________________________________________

Your Name/Organization: _____________________________________________

1. What has this manager done to earn this award? (250 words or less)

2. What has this manager done to support the goals and objectives of CAI-NJ? (100 words or less)


Dear CAI-NJ Member...

Please help us. If you would like to submit the manager you believe excelled in 2011, please use the form below to tell us why. Awards will be given out at the 2012 Awards Dinner on Thursday, March 8, 2012.





All award nominees must be members in good standing in CAI-NJ.


national Trends

Visit CAI National at

www.caionline.org

LOGO USAGE GUIDELINES FOR NEWSLETTER/MAGAZINE DEBUT

There is one CAI approved logo configuration composed of two parts, the CAI name and the icon. It mustalways be treated as a single entity. The icon and name must never be separated.

SIZE

The logo should not appear smaller than 1.25" wide or larger than 2.75" wide for this release.

COLOR VARIATIONS

See the color example above for breakout. Only the arch prints gold PMS 142 all else should be in bluePMS 653. � One-color: 1) All black; 2) All white reversed out of a dark background. � Two-color: PMS 653 & PMS 142 only.� Four-color process/CMYK: PMS 653 (85C, 50M, 10K) & PMS 142 (20M,100Y).

ELECTRONIC FILES

We have provided two file formats for you to use. The file format you select depends on how you will use itand which application program you are placing it in. Both have been saved for use on a PC.

� CAI_LOGO.eps: Use this when sending your document to a commercial printer or importing into a pagelayout application such as QuarkXPress or PageMaker. The logo may look fuzzy in preview but will print at ahigh quality resolution when sent to a commercial printer or printed to a postscript office printer.

� CAI_LOGO.tif: Use this when placing into a word processing application such as MS Word or MicrosoftExcel. Do not enlarge more than 125% or reduce less than 50% for best quality of resolution. Pantone (PMS)colors will not work in this format. You must use the .eps version if you are printing in two-color.

Please note: All logo digital files (Mac and PC versions; all color versions; all chapter versions and themember logo will be available by download from the CAI website January 1, 2004.) Go to the Members-Only Section of www.caionline.org.

DIRECTIONS FOR PLACING LOGO IN MICROSOFT APPLICATIONS:

1. Save attached digital files to a place on your hard drive.2. Open a document.3. Choose Insert > Picture > From File4. Locate and select one of the files from above and then click "Insert".If you want to change the size of the file, simply select one of the corner handles on the graphic whileholding your shift key (to maintain appropriate proportions) and drag it to a smaller or larger image.

QUESTIONS

Contact Dawn Bauman at 703-797-6287 or [email protected].

Tens of thousands of community asso-ciations continue to struggle with financial issues associated with the

mortgage foreclosure crisis and econom-ic downturn, according to a national sur-vey conducted in late 2011 by Community Associations Institute (CAI).

Forty-six percent of community managers say their client associations face “serious” problems as a result of the housing and eco-nomic downturn, while 10 percent describe the impact as severe. The results are similar to those of an identical survey conducted in Sept. 2010.

About a quarter of community managers say more than 5 percent of their units are vacant. This is largely due to foreclosures, the inability of nonresident owners to sell or rent their properties or owners simply walking away from their mortgages — and homes. Another 30 percent of managers report vacancy rates of 3 to 5 percent.

Associations rarely collect assessments on vacant homes, placing an added financial strain on the communities and their home-owners. Associations rely on homeowner assessments to fund services such as utilities, trash pickup, snow removal, landscaping and road and building maintenance. Assessments also fund a wide variety of amenities like swimming pools and playgrounds.

Assessment delinquency rates have almost tripled since 2005. Today, 63 percent of asso-ciations have delinquency rates exceeding 5 percent, up from 22 percent of associations in 2005. One in three associations has a delinquency rate exceeding 10 percent, and for almost one in 10 — or close to 30,000 associations nationally — the rate is more than 20 percent.

“High delinquency rates place tremendous pressure on associations to meet their obliga-tions to the homeowners who are paying their fair share,” says CAI Chief Executive

CICs Face Continuing Financial IssuesOfficer Thomas M. Skiba, CAE. “When some owners — including lenders that have foreclosed on homes and now own them — don’t pay their share, other homeowners often must make up the difference in higher regular assessments or special assessments. Associations must still pay their bills.”

According to a separate CAI survey, more than 70 percent of bank-owned properties are not making timely assessment payments to their associations.

“These findings affirm what we’ve known anecdotally for several years — that many asso-ciations face severe financial hardships,” says Skiba. “Association boards, community man-agers and other professional service providers are being put to the quintessential test: how to sustain communities and meet homeowner expectations with far fewer resources.”

These difficult times are when association leaders really deserve not only the support and cooperation of their homeowners, but also recognition and appreciation for their efforts,” Skiba says. “Anyone who doubts the challenges and commitment of asso-ciation boards and community managers should try to govern and manage in today’s environment.”

Unfortunately, only 7 percent of managers say their owners are “strongly” sympathetic to the issues faced by association leaders, while 71 percent say their owners are either “somewhat” or “slightly” sympathetic — and 22 percent say “not at all.”

There is positive news: 88 percent of man-agers say their board member clients accept “a lot” or “some” of their advice before tak-ing specific actions.

The survey showed that associations are taking a variety of steps to address budgetary shortfalls:• 50 percent have increased homeowner

assessments

• 40 percent have reduced contributions

to reserve accounts that are set aside for major maintenance and repairs

• 39 percent have reduced landscaping ser-vices

• 38 percent have deferred maintenance of common elements

• 38 percent have postponed planned capi-tal improvement projects

• 28 percent have reduced professional costs or management fees

• 22 percent have borrowed from their reserve accounts

• 20 percent have levied special assessments

Financial issues facing many associations add urgency to CAI’s persistent efforts to modify Federal Housing Administration (FHA) policies that are causing frustration and confusion in the home mortgage mar-ketplace.

“Many owners need to sell their condo-miniums, and there are buyers. But recent FHA actions are getting in the way,” Skiba says. “We can’t afford FHA policies that prevent many potential buyers from obtain-ing FHA-backed loans. This just worsens an already-depressed housing market. Not only does it affect potential buyers and sellers, it has an adverse impact on many struggling communities.”

Nationally, more than 60 million Americans live in an estimated 315,000 homeowners associations, condominium communities and residential cooperatives.

Almost 600 CAI member community managers responded to the survey. See the complete survey results.

CAI is a 31,000-member, international association dedicated to building better com-munities. Working in partnership with 60 chapters, CAI provides information, educa-tion and resources to associations and the professionals who support them. CAI’s mis-sion is to inspire professionalism, effective leadership and responsible citizenship, ideals reflected in communities that are preferred places to call home. Visit www.caionline.org or call (888) 224-4321. n


CAI-NJ1675 Whitehorse-Mercerville Road

Suite 206Mercerville, NJ 08619

Questions?Contact Angela Kavanaugh at

Phone: (609) 588-0030or Email: [email protected]

INTEREsTEd IN BEING A sPEAKER?Visit www.cainj.org and click on Membership, select Volunteers and click on the Speakers Bureau Application.


managementTrends

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For the last several years I have been saying that Mother Nature is really mad at us, and it looks like she is

going to continue to make that evident this year. It started last year with the “present” we all got on December 26th with nearly 2 feet of snow. And given the Halloween “trick” she played on us this year, it appears she is going to continue proving her point.

Over the years I have found the best way to survive Mother Nature’s wrath is to be prepared and plan ahead. That, of course, starts with picking a well-qualified vendor who is capable of servicing the site. Last season one of my sites demanded that I get an inordinate number or quotes for snow clearing, which we did – 13 in all. Several of the quotes were from local vendors right out of the phone book. The prices were all over the place – from ridiculously low to insanely high. After we spent a significant amount of time vetting each of the bidders we found that many of them simply didn’t have enough equipment or staff and would not have been able to deal with last December’s storms. Luckily, through the process we did find a new vendor who had ample resources and competitive pricing.

It is also extremely important that the vendor you choose is familiar with the site. Most experienced and reputable snow con-tractors come in and put up those ugly, but necessary marker sticks. As much as we hate looking at them, they are critical to prevent-ing damage to the property and to ensure all catch basins and fire hydrants are cleared.

Breaking the Ice – Winter Preparedness

By Chip Hoever, CMCA, AMS, PCAMSomerset Management Group, LLC

Snow clearing is probably one of the largest liability exposures for any associa-tion. So it is important that the association and management are protected. Check with the association’s legal counsel and insurance agent to ensure adequate protection, but here are some suggestions. First, have the asso-ciation’s attorney prepare the agreement with the contractor. Second, have the contract specify who is responsible for damage, and under what conditions. Third, make sure there is a hold harmless clause in the con-tract. Finally, make sure the contractor has adequate and the proper forms of insurance.

If you recently had any concrete replaced in your communities, make sure to check with your mason to get their recommenda-tion of how to handle ice clearing. The last thing you want to do is void your warranty on a large capital replacement project.

I also firmly believe that communication before, during and after the event is key to keeping customers happy. As soon as the weather service starts predicting any major event we are talking to our vendors making sure they are ready to service our accounts. We also email blast our board letting them know that a storm is coming, that we have contracted the vendors, and everyone is pre-pared. As the storm gets close we update the boards. If there are any significant develop-ments during the event we let them know what is happening. After the storm has ended we let the boards, and all residents to the extent possible, know about the clean-up operations. It’s much easier for the residents,

contractors, and management if everyone knows the game plan and if everyone works together to clear parking spots, etc.

As I sit here writing this I am listening to the forecast that we may get 2” to 6”of snow north and west of New York City – so as much as we try to wish it away, it appears that Mother Nature is going to once again show us her wrath this season. All I can say is be prepared for the worst and hope for the best. Be safe! n

“Snow clearing is probably

one of the largest liability

exposures for any

association.”


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ASK US!The Community Trends® feature “Ask the Committee” is a section where readers can ask the Edito-rial Committee of the magazine for their feedback about any issue fac-ing the community association in-dustry. The committee is made up of legal, insurance, engineering and property management profession-als with a wealth of information and experience specific to commu-nity associations.

letters and e-mails should be directed to:CAI-NJ1675 Whitehorse Mercerville Road, Suite 206Mercerville, NJ 08619Phone: (609) 588-0030Fax: (609) 588-0040Email: [email protected]

It is our hope to keep Community Trends® in the forefront as a great source of current and useful information to our readership


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been very amenable to CAI-NJ’s suggestions for strengthening the bill. LAC and CAI-NJ representatives met with Senator Kean on Thursday, December 8, 2011 and provided additional bill language. While the Senator does not anticipate movement on this bill in the waning months of this legislative session, he did indicate interest in reintroducing the bill in the next session, and CAI-NJ looks forward to supporting his efforts in this regard.

S-3030 Increases the penalties for repeated violations of Predatory Towing Prevention Act. This bill was introduced by Senator Bob Gordon (Democrat from the 38th District) and increases penalties for towing compa-nies that repeatedly violate the “Predatory Towing Prevention Act.” After reviewing the bill, the LAC determined that CAI-NJ should monitor the bill for the time being.

S-3035 Establishes “Naturally Occurring Retirement Community” pilot program. Introduced by Senator Shirley Turner (Democrat from the 15th District), this bill establishes a pilot program for “Naturally Occurring Retirement Communities” which

LEGISLATIVE UPDATE from page 3.


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BETTER.Drawing upon our more than 50 years in the business,we develop procedures and systems that insure aprofessional, efficient approach to your managementneeds. Regency combines the very latest technologywith old-fashioned personalized service. The result...management that makes your life better and yourproperty more valuable.The enhanced services we offer include:

• No-cost online payment• Low-cost credit card options• Complimentary community website• Reduced costs for banking and other services• Call Center with real people• State-of-the-art technology for financial reporting• Sophisticated work ticket communication• Digital approval systems

We are able to offer our services at an affordable ratethat helps keep your community on budget. So if youare looking for old-fashioned personalized service,contact Glen Masullo at our Somerset office or ElaineWarga-Murray at our Howell office.

PROPERTY MANAGEMENT. PROPERLY MANAGED.

701 Candlewood Commons, Howell, NJ • 732.364.590035 Clyde Road, Suite 102, Somerset, NJ • 732.873.1258

P.O. Box 2932, Hamilton, NJ 08690www.regencymanagementgroup.biz

Email: [email protected]

COMMUNITY TRENDSImage Ad5” x 9”

visit www.cainj.orgThe website of the New Jersey Chapter of CAI.

are defined as a residential area with a high concentration of elderly residents who are aging in place in their communities. The pilot program would provide social services, health care services, mental health services, and support services within these communi-ties. The bill requires the senior center or moderate or low-income apartment building or housing complex to periodically report to the Commissioner of Health and Senior Services on the establishment of the pilot program and its impact on the well-being of the residents. The Commissioner would report to the Governor and the Legislature on the pilot program within two years of its implementation and make any recommenda-

“I look forward to

serving you as Chair of the

2012 New Jersey Legislative

Action Committee.”

tions to expand the program to other coun-ties in the State. After reviewing the bill, the LAC offered its support of this initiative, and CAI-NJ looks forward to working with Senator Turner on this bill.

A-3773 Requires the DCA to establish stan-dards concerning mold hazards in residential building interiors, and certification programs for mold inspectors and mold hazard abate-ment workers. CAI-NJ continues to work with Assemblyman Benson (Democrat from the 14th District) on amendments to this bill. While CAI-NJ was successful in securing an exemption for an employee engaged in routine maintenance of a multiple dwell-ing owned or managed by their employer, there is nothing in the bill that exempts the multiple dwellings from complying with any standards and procedures adopted by DCA pursuant to the Act.

Last, but certainly not least, representa-tives of the LAC and CAI-NJ met with two legislators to discuss sponsorship of the manager licensing bill. While no firm commitments were made, we were given the green light to work with the Office of Legislative Services on the bill language, and we look forward to our first drafting session later this month.

I look forward to serving you as Chair of the 2012 New Jersey Legislative Action Committee. Best wishes for a Happy and Healthy New Year! n


On Thursday, December 8, 2011, CAI-NJ held an educational program at the Rossmoor Community Association in Monroe Township, New Jersey called Gaining Project Success, Your

“GPS” to Contract & Project Management. This program focused on contractual agreements with vendors for a variety of services. Some of these agreements relate to recurring services and have predictable cycles while others may entail repairs and major renovations. This program familiarized board members, homeowners and community managers with the process of developing contracts, vendor selection and project management. The expert speakers who covered these topics were Jeffery M. Logan, Taylor Management Company, AAMC, AMO; Robert C. Griffin, Esq., Griffin Alexander, P.C. and Drew M. DiSessa, P.E., P.P., LEED AP, Criterium-DiSessa Engineers. The program was moderated by Benjamin Basch, American Pool Management-NJ. CAI-NJ thanks our speakers, as well as Jane Balmer and the staff at Rossmoor for hosting this important program. n

2011 CAI-NJ Educational series: Gaining Project Success Your “GPS” for Contract & Project Management

(below) Robert C. Griffin, Esq. of Griffin Alexander P.C., presents the topics of contract development and scope, contingencies and risk management, insurance and payment and penalties.

(above) Benjamin Basch of American Pool Management-NJ welcomes everyone to the program and introduces the first speaker.

(left) Drew M. DiSessa, P.E., P.P., LEED AP of Criterium-DiSessa Engineers presents the topics of project management, fiscal management, compliance and scheduling and tracking progress.

(below) Robert C. Griffin, Esq., Griffin Alexander P.C., Drew M. DiSessa, P.E., P.P., LEED, AP, Criterium-DiSessa Engineers and Jeffry M. Logan, Taylor Management Company, AAMC, AMO open the floor up for questions at the end of the program.

Brown & Brown is committed to serving you with strategic quickness, business agility and the power of insurance knowledge. It is a simple system based upon accountability and responsiveness which follows our mission statement to “serve others”.

• Innovative, cost-effective solutions for your clients. • A professional, comprehensive proposal package

presentation. • A team of knowledgeable specialists dedicated to advising

and serving your insurance needs. • Responsive Claims Handling and 24-hour certificate

turnaround.

It is our job to make your life easier. We welcome this opportunity to go to work for you.

Call our Association Insurance Specialists for a

“free consultation and competitive quote”.

Jillian Gadomski, CPIA Ryan Weiner, AAI

800-634-8237 (phone)

610-974-9791 (fax) www.bbinslv.com


Need Service?

973.345.5600Committed to 100% Customer Satisfaction Rapid Response 24 Hour Emergency Service

www.rapidservice.com | [email protected] | 973.345.5600 | PO Box AY | 285 Straight Street, Paterson, NJ 07509

The answer is YES.No matter what the question, no matter how tough the task,

the answer is always “YES”, including our prompt, on-site

emergency service. When you need the best service, call the

best service company — Rapid Pump & Meter Service Co., Inc.

SERVICES PRODUCTS

• Turnkey Pump Stations • Myers Pumps• Emergency Generators • Wilo-EMU Pumps• Field Service and Repairs • Dresser ROOTS Blowers• Equipment Rebuilding • All Prime Pumps• Preventive Maintenance • Badger Flow Meters• Factory Authorized Service • Aurora Pumps

(908) 222-1566Visit our website at: www.grandsanitation.com

For all your disposal needsServing: Union, Middlesex, Warren Hunterdon

and Monmouth Counties

call for a quote today

During my tenure as your President, I will make every effort to make myself available to work with, and educate all those who believe as I do, in the true spirit of teamwork. For it is only through the cooperation and col-laboration of each and every valued member of our CAI-NJ team that we will be able throughout this coming year to achieve the meaningful and unsurpassed level of success that we seek and one that we will all be able to share and take great pride in.

It would seem that the word success real-ly does have a variety of definitions and although we have not yet formed one for ourselves, as this new year begins, it is my sincere hope that together we will work to seek out and create our very own unique definition, a definition worthy of us all, and especially worthy of CAI-NJ. n

PRESIDENT’S MESSAGE from page 2.


February 23-24, 2012Sheraton Edison Hotel Raritan Center

125 Raritan Center Parkway Edison, NJ 08837


Community Trends® is a monthly pub-

lication of the New Jersey Chapter of the Community Associations Institute (CAI-NJ). The purpose of this magazine is for the dissemi-nation of informative and noteworthy informa-tion that is relevant to the lives of every person living in or working with community asso-ciations throughout New Jersey. Community Trends® should not be used to provide the kind of authoritative and comprehensive information that must be tailored to serve individual needs when legal, accounting or other professional advice is required.

CAI-NJ encourages interested persons to submit articles for consideration by the Editorial Committee. Publication in Community Trends® is a wonderful opportunity to write about an issue relevant to community associations, and the Editorial Committee will carefully review all submissions. When an article is published, the opinion of the author and accuracy of the facts presented in the article are not specifically endorsed by either CAI-NJ or the Editorial Committee. Neither CAI-NJ nor Community Trends® guarantees a placement of any sub-mitted article, and any article can be rejected for any reason at any time by the Editorial Committee or CAI-NJ. All articles should be written in the third person.

The submission of an article by an author implies that the article is the original work of the submitting author, and the submitted article has also not been published in any other publication or on-line previously. Authors found to be in vio-lation of these policies can be subject to discipline by the CAI-NJ Board of Directors, which may levy penalties including the following:A. Temporary or permanent ineligibility from

authoring articles for Community Trends®;B. Temporary or permanent ineligibility for

membership on CAI-NJ Committees and Work Groups;

C. Referral to CAI National for review and possible further sanctions; and/or,

D. Suspension of any and all chapter privileges as determined by the Board.Authors may submit a photograph with their

article. Please note that CAI-NJ has the exclu-sive right to refuse to publish any photograph for any reason. Permission to reprint any article first published in Community Trends® is subject to the single condition that all reprints must include the following ownership acknowledg-ment, “Reprinted from the (month) 20__ issue of the CAI-NJ’s Community Trends®.”Community Trends®, Edward Guttenplan, CPA, MBA, editorCurtis S. Macysyn, CAE, executive Vice president

For past editions from 2008, 2009 and 2010visit www.cainj.org.

IMPoRTANT: Community Trends®

Author/Article submission Policies

We CLeAN DRyeR VenTSGroup Discounts Available

CALL TODAy800-234-4656

Government Report: “Clothes Dryer Fires in Residential Buildings.”

Required reading for board members and property managers.

CAll TodAy FoRyouR FREE CoPy.

NADCA Certified

www.associationbankers.com

© 2007 A Division of Banco Popular North America.

We Make Loans and Provide Depository ServicesTo Community Associations

PopularAssociationBanking

Project Financing• Concrete Restoration• Roofing/Siding• Plumbing• Painting/Waterproofing• Irrigation Systems• Elevators• Windows• Security• Insurance Premiums

State-of-the-Art Lock Box Services• Regional Processing Centers• Automated Bill Pay Transaction Processing• Remote Item Processing• Internet Web-Based Technology - Image Capture of Checks & Coupons - Online “Stop” Orders - Online “Exception” Processing - Online Research• Automated Payment Posting• Direct Payments via ACH• Instant Bank Statements (e-statements)

We even finance insurance premiums

Contact your community association financing expert:David Shahrabani973-783-0014Toll Free 1-800-233-7164 Ext. 431143e-mail: [email protected]

1-2 pg BP 5 x 7 1-2 4c ComTrnd.indd 1 1/29/08 4:42:28 PM


Q& What is your favorite type of social event?

“While parties and large

gatherings are always fun, for

me, there is nothing like chatting

for hours with a close friend over

a cup of starbucks coffee!” Connie LuongoMarketing ManagerKipcon, Inc.

“Hands down, my family’s annual

Christmas bash in nY. We eat, drink, laugh,

play board games and tell stories all night

long. it’s just an awesome event and i get to

spend time with people i love.”Mary Kusen Director of MarketingPlanned Companies

“My favorite social event would have to

be the MMR*B*Q. it’s the unofficial

start of my summer and every year my

closest friends and i head down to the

susquehanna Bank Center bright and early

to get a good spot on the lawn. i can’t

think of a better way to spend a day outside

enjoying some good music.”Jennifer PennypackerMembership Assistant, CAI-NJ

Phot

o pr

ovid

ed b

y Ki

pcon

, Inc

.

“in my neighborhood we make it is

a point during the summer months to

gather one Friday night a month for

pizza, cocktails and some family fun.

Like your family, you can’t pick your

neighbors so it is always best to make

best friends of them!” Alan E. MilsteinVice PresidentLive Oak Landscape

“Halloween. our whole neighborhood

picks a spooky theme, and the houses

up and down the streets decorate along

those lines. people come from all over to

see the decorations. We have live music

and pumpkin carving contests.” Richard B. Linderman, Esq.Stark & Stark P.C.


DIRECTORY OF ADVERTISERS

Accurate Reconstruction ...................................................9

All Seasons Maintenance ................................................26

Altura Construction Co., Inc.............................................41

Amco Pest Services, Inc. .................................................34

Associations Insurance Agency, Inc. ...............................51

At Home Net ....................................................................46

Becht Engineering BT, Inc. ..............................................21

Bell General Contractors .................................................46

Berry, Sahradnik, Kotzas & Benson ................................22

BHB Insurance Services .................................................18

Brown & Brown Insurance ...............................................49

ChuteMaster ....................................................................52

Cowley’s Termite & Pest Services ...................................13

CP Painting Incorporated ..................................................4

Diversified Property Management, Inc ............................35

DoodyCalls ......................................................................33

Environmental Landscape Design, LLC ..........................16

Executive Property Management ....................................44

The Falcon Group ............................................................17

Felsen Insurance Services, Inc. ......................................31

FWH Associates, P.A. ........................................................8

Garden State Gutter Cleaning .........................................18

Garden State Power Wash and Roof Cleaning ............... 11

Grand Sanitation Service ................................................50

Growing Concern Inc. ......................................................44

Gutter Master ...................................................................43

High Tech Landscapes, Inc..............................................27

Hillcrest Paving & Excavating, Inc. ..................................10

Hueston, McNulty ............................................................ 11

Integra Management Corporation....................................31

JGS Insurance .................................................................15

JRG Termite & Pest Control ............................................23

Kipcon ............................................................... Back Cover

Mutual of Omaha Bank / Community Association Banc......43

Onorati Construction, Inc .................................................37

Popular Association Banking ...........................................52

Prime Management, Inc...................................................22

Project Support Services .................................................26

The Quality 1st Companies .................................18, 23, 33

RA Landscaping & Design, LLC ......................................35

Rapid Pump and Meter Service Co., Inc. ........................50

The Regency Management Group, LLC, AAMC .............47

Servpro of Freehold & Middletown ..................................30

Signature Property Group, AAMC ...................................10

Specialty Building Systems .............................................27

State Farm Insurance ......................................................16

Taylor Management Company, AAMC, AMO ...................13

Townsmen Properties ......................................................23

Tri-County Construction Services ....................................45

Wastewater Management, Inc. ........................................34

Wilkin & Guttenplan, P.C ..................................................41

Woodwinds ......................................................................30

Young & Associates .........................................................27

40% DISCOUNT FOR CAI MEMBERS!


NEW JERSEY ACCREDITED ASSOCIATION MANAGEMENT COMPANIES

The AAMC accreditationdemonstrates a company's commitment to providing the unique and diverse services that community associations require. An Accredited Association Management Company ensures that its staff has the skills, experience, and integrity to assistcommunities to succeed. Its managers have advanced training and demonstrated commitment to the industry—just the type of professionals that community association boards seek to hire!

An AAMC must have a minimum of three years experience providing community association management services, a Professional Community Association Manager (PCAM) designee as the company’s senior manager, a staff of which 50 percent of managers hold a professional designation (CMCA,AMS or PCAM), and must comply with the CAI Professional Manager Code of Ethics.

Listed are companies who have earned the Accredited Association Management Company (AAMC)designation.

Access Property Management, LLC, AAMC, AMOWayde F. Scheffer, CMCA, AMS, PCAM, MBA – PresidentScott T. Dalley, CPM, PCAM, AMS, CMCA – Senior V.P.4 Walter E. Foran Blvd., Suite 311Flemington, NJ 08822Voice: (908) 237-9900Fax: (908) 806-7383E-mail: [email protected] Website: www.accesspm.com

Comet Management, AAMCJohn Davey, CMCA, AMS, LSM, PCAMCraig Thompson, CMCA, AMS106 Quarry RoadSuite FHamburg, NJ 07419Voice: (973) 823-8240Fax: (973) 823-8251E-mail: [email protected]: www.cometmanagement.com

Executive Property Management, AAMCLeonard Barber, CPA, CMCA, PCAM – PresidentJanice Barber, CMCA, PCAM –Vice President4-08 Towne Center DriveNorth Brunswick, NJ 08902Voice: (732) 821-3224Fax: (732) 821-6565E-mail: [email protected]: www.epmweb.net

Integra Management Corporation, AAMCEdward San George, PCAMMary Caporaso, CMCA200 Valley Road, Suite 203Mount Arlington, NJ 07856-1320Phone: (973) 770-1500Fax: (973) 770-3669E-Mail: [email protected] Website: www.integramanagementcorp.com

K.A. Diehl Community Management, AAMCRobert E. Barlow, Jr., AMS, PCAM, CIRMS – President and CEO Joanne Granozio, CMCA, PCAM – Executive Vice President125 Sixth Avenue, Suite 201Mount Laurel, NJ 08054Phone: (856) 316-4550 x225Fax: (856) 316-7240E-Mail: [email protected] Website: www.KADiehl.com

Midlantic Property Management, Inc., AAMCH. James Polos, CMCA – President315 Raritan AvenueHighland Park, NJ 08904Voice: (732) 828-7200Fax: (732) 828-7238E-mail: [email protected]: www.mpm-nj.com

Prime Management, Inc., AAMCBarbara Drummond, CMCA, PCAM – President684 East Bay AvenueBarnegat, NJ 08005Voice: (609) 693-0090Fax: (609) 698-2517E-Mail: [email protected]: www.primemanagementinc.com

RCP Management Company, AAMC, AMOMary Faith Nugiel, CPM, AMS10 Centre DriveMonroe, NJ 08831Voice: (609) 683-7980Fax: (609) 683-5495E-mail: [email protected]: www.rcpmanagement.com

Regency Management Group, LLC, AAMCElaine Warga-Murray, CMCA, AMS, PCAM – CEOGlen Masullo, CMCA, PCAM – CFO605 Candlewood CommonsHowell, NJ 07731Voice: (732) 364-5900Fax: (732) 905-8606E-mail: [email protected]: www.regencymanagementgroup.biz

Signature Property Group, AAMCCyndy Pirrera, CMCA, AMS – Executive Vice President/C.O.O.140 Sylvan AvenueEnglewood Cliffs, NJ 07632Voice: (201) 947-1001Fax: (201) 947-5005E-mail: [email protected] Website: www.spgroup.biz

Taylor Management Company, AAMC, AMOPaul A. Santoriello, President, PCAM, AMS, CMCA Lawrence N. Sauer, Executive Vice President, PCAM, CMCA, CPM 80 South Jefferson RoadWhippany, NJ 07981Voice: (973) 267-9000Fax: (973) 267-0943E-mail: [email protected] Website: www.taylormgt.com

Urban Building Evaluations, AAMCSalvatore Caso, Jr., PCAM – President1 Willow Pond DriveHowell, NJ 07731Voice: (732) 409-3991, ext. 18 orToll-Free: (800) 794-7937Fax: (732) 409-6958E-mail: [email protected]

Wentworth Property Management Corp., AAMCArthur L. Bartikofsky – President21 Christopher WayEatontown, NJ 07724Voice: (800) 310-0326E-Mail: [email protected]: www.wentworthmgt.com

Please Note: CAI-NJ only reviews CAI designations, certifications, and accreditations in this advertisement for validity and current status. Readers are advised that each individual company is solely responsible for the content of its listing in this advertisement, including all designations, certifications, accreditations and licenses by the company or the individual employee. Concerns about the validity of non-CAI designations, certifications, accreditations and licenses should be directed to the specific company or individual in question. Removal of designations, certifications, accreditations and licenses by CAI-NJ will only take place upon the submission of a letter written by the official credentialing and/or licensing body to the CAI-NJ Executive Vice President.

Suite 2061675 Whitehorse-Mercerville RoadMercerville, NJ 08619

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