Associations' resource for news, legal updates,
events, education, and more!
June 2012
Association Newsletter
News, Legal Updates, Events, & other Educational Resources
brought to you by  Campbell Property Management

Summer is here. Time to Soak up the Sun!

Summer is upon us once again and unfortunately hurricane season comes along with it. Before you start enjoying the sun and all the activities that go along with it, make sure your association and residents have a hurricane preparedness plan and know what to do. The National Weather Service has provided free resources at to help advise you on how to get prepared.

Industry News and Articles

Keep in mind some of the articles are directed towards HOAs or Condos specifically, but most can be applied to all types of community associations.

Ten Important Questions to Ask Your Home Inspector - 

Whether your association is foreclosing on a unit to rent it out or you are planning to buy... these are questions you & your association need to ask the home inspectors.
Posted by: US Department of Housing & Urban Development

1. What does your inspection cover?
The inspector should ensure that their inspection and inspection report will meet all applicable requirements in your state if applicable and will comply with a well-recognized standard of practice and code of ethics. You should be able to request and see a copy of these items ahead of time and ask any questions you may have. If there are any areas you want to make sure are inspected, be sure to identify them upfront.

2. How long have you been practicing in the home inspection profession and how many inspections have you completed?
The inspector should be able to provide his or her history in the profession and perhaps even a few names as referrals. Newer inspectors can be very qualified, and many work with a partner or have access to more experienced inspectors to assist them in the inspection.
Read more to see 3-10

How to avoid big headaches, costs with major construction projects

Posted by: Charlotte Greenbarg, May 29th, 2012
Don Urquhart, president of the Quadomain condo in Hollywood Beach, has had years of experience avoiding pitfalls. Just a few of his thoughts:

The first is concrete restoration, the single largest non-catastrophic recurring expense that most associations incur, particularly beachfront properties. Once the work starts there’s no turning back. The associations that agreed to work based on vendor estimates rather than an independent engineer’s assessment find themselves confronted with piles of “change orders.” These are accompanied by lots of OOHs and AAHs and WOWs and WE HAD NO IDEA IT WAS THIS BAD, and are left with non-discretionary actual costs that dwarf the sometimes rosy estimates. Read more

Is an injunction the right remedy to stop abusive HOA resident’s behavior?

Posted by: Donna DiMaggio Berger, Esq., May 28th, 2012 
Behavioral issues are some of the most difficult issues to confront and resolve in a shared ownership community. Sometimes it is virtually impossible to determine where the source of the problem lies. At other times, however, a problem can be crystal clear and the troublemaker undeniable.

A resident in the Lake Dexter Woods Homeowners Association, Inc. was found to be using vulgar, vile and abusive language in the community, threatening other residents with physical harm and generally terrorizing the community. The association went to court to pursue injunctive relief which was granted by the trial court, prohibiting the resident’s behavior. That decision was appealed by the resident in the case of Connors v. Lake Dexter Woods Homeowners Association, Inc., 50 So. 3d 1212 (Fla. 2d DCA 2010). Read more

Sunshine's not protected in the "Sunshine State"

Posted by: Lisa Magill,  May 23rd, 2012 
Your home faces southwest. The hot Florida sun beats down every day, so much that your pool heats up to about 90 degrees on its own. Hmmm.... perfect spot for solar collectors, right?
Your first obstacle may be the homeowners' association. Florida law allows homeowners to install solar collectors / solar panels on homes or rooftops regardless of what the covenants or homeowners' associations rules say. There are limits of course, but the legislature made it clear that Floridians could take proactive steps to reduce their energy costs. Section 163.04, Florida Statutes says (in part):
Read more

What does the departure of "snow bird" owners mean for your condo, cooperative or HOA?

Posted by: Donna DiMaggio Berger, Esq.,  May 21st, 2012 
As we head into June, many Florida communities may see far fewer faces around the pool, lobby and other common areas. Why? Because many owners with homes in other locations tend to leave us during our balmier months in Florida for cooler climates elsewhere.

The term "snow birds" typically refers to retirees and other folks whose primary residences are outside our state but who spend a good portion of their time down here in the late Fall and Winter. The general migration tends to be a return to Florida (and states like Nevada, Arizona and others in the Sun Belt) in late November and a departure in late May.
Read more

Legal Risks Associated with Biometric Resident Access Systems

Posted by LAURA MANNING-HUDSON, May 17th, 2012
Community associations are constantly striving to implement new, more effective and more convenient security systems for their owners. One new trend that is starting to replace the magnetic cards, key fobs and code-key number pads controlling resident access is biometrics. These biometrics systems are predominantly fingerprint recognition scanners. While there is a significant legal concern that comes with the use of these systems that community associations should be aware of, there are also contractual measures that may be used in order to address and mitigate these concerns. Read more

Can We Talk?!

May 13th, 2012 
Nine Fine Ways to LOVE thy HOA Neighbor…
Let’s face it, when the only time we here from our Association is when there’s concern or money due, it leaves an unpleasant feeling about the group. No one wants to live in a hostile environment. It doesn’t have to be that way! Below are 9 things your association should be doing to create a pleasant community. You’ll not only get more support from your neighbors as an association, but you’ll have a happier place to live!
1. Create a Welcome Basket! A small plant or flowers coupled with some household items or baked goods go a long way to set a great first impression. A simple print out of the hours of the common areas, local small businesses or any useful information goes a long way to say, we welcome you, we’re friendly AND we’re organized!
2. Have an Annual Party! Schedule it for off-holiday times like August or October. You avoid religious conflict as well as busy calendars. Keeping it light and simple, it’s a chance to mingle with neighbors outside of heavy decisions and conflict that’s often associated with Board Meetings. Fellowship as friends reduces the desire for conflict at meetings. 
Read more to see 3-9


Who are the superheroes of the HOA world?

Posted by Adam Sinclair, May 12th, 2012
When you are looking for superheroes in the real world, you only have to look around you. They hide in plain sight, and may even live in the house next door. They seem just like everyone else, but when the time comes they spring into action, ready to solve all the world’s problems in a single night!

No, they are not the Avengers, but a much less heralded group; HOA board members! To paraphrase a famous quote about Superman, they are “faster than a speeding motorist; more powerful than a local government; able to manage tall buildings in a single meeting.”

“The HOA Superhero is the board member who selflessly serves his or her community and expects nothing in return, not even a thank you. Its the board member who listens more then speaks, who believes that when one teaches two learn, and understands that they are a representative of the membership not their leader” stated Mitch Drimmer, Vice President of Association Financial Services. 

Florida Approves Hurricane Shelter Plan

Posted by Jennifer Kay, May 10th, 2012
The construction of new public schools across Florida has contributed to a significant increase in the number of hurricane shelter spaces, according to a plan approved this week by Gov. Rick Scott and the Florida Cabinet.

The Division of Emergency Management presented its updated statewide emergency plan to the cabinet at a meeting held at a Florida Keys elementary school.

A combination of hurricane shelter surveys, retrofitting existing schools and building new schools to meet shelter design criteria has created more than 939,000 public shelter spaces over the last 12 years, emergency management officials said. More than half of those spaces were created through the construction of new public schools. Read more

Taking your community’s pulse: what Condominium, Cooperative and HOA boards need to consider

Posted by Donna DiMaggio Berger, Esq.,  May 7th, 2012
Think back to the night of the annual meeting and election when you may first have been elected to the board. If your victory came after a hard-fought battle against an incumbent or after years of suffering through previous boards’ bad decisions, it was probably a moment you cherished. Still, when you heard your name called that night, did you and your fellow board members truly know what goals the membership was hoping you would accomplish on its behalf during your term on the board?

Most boards don’t receive instructional manuals at their first organizational meeting. Read more

Campbell appreciates your recommendations:

Thanks.Election season is over for most of the community associations in South Florida. Change often follows elections in communities. If you hear about neighbors that are considering a change in their Property Management and think Campbell might be a good fit, please let us know. Recommendations from our clients and partners are what have enabled us to grow and improve over our 59+ years in business.
Feel free to email us at
or have them visit us at

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June 2012 Calendar

Events & Classes

Broward Coalition Luncheon for Members
11:00AM-1:00PM, Sunrise Lakes Phase 1 Clubhouse
Sunrise, FL 

WBCC Monthly Meeting

7:30PM, Boca Lago CC
Boca Raton, FL

Condo Board Member Certification Class
Presented by Becker & Poliakoff PA

9:30AM-12:30PM, Emerald Lake Corporate Park
Fort Lauderdale, FL
RSVP - Limited seating

CAI Gold Coast Chapter Presents a Class:

Paradise Comes with a Price
Emergency Operations Center
West Palm Beach, FL
RSVP by 6/15/12

$10.00 - members and
$15.00 non-members

includes Box Lunch

COBWRA Monthly Meeting

9:30-10:30AM, The Grove
Boynton Beach, FL 

GMCA Monthly Meeting

Nick’s Italian Restaurant
Fort Lauderdale, FL

Family Fun Week


Happy Independence Day

Have fun and be safe
Bird of Paradise Blooming

June Tips:

Hurricane Construction Tips:
"Fortify Your Garage Door (make sure your garage door is as ready as it can be)
Kiesling, who is also executive director of the National Storm Shelter Association, calls garage doors the weakest link in a home. Once the garage door is lost, you can consider the house lost as well: High-speed winds pressurize the house and blow the roof off like a shaken soda can. Consumer Reports suggests purchasing windowless garage doors less than 9 feet wide that are rated to withstand 50 or more pounds of pressure per square foot, and Kiesling adds that a single door has a better chance of surviving than a double door. But you can also reinforce the door you already have."
Read more: 8 Ways to Protect Your Home Against Tornadoes - How to Hurricane-Proof Your House - Popular Mechanics 

For other construction advice, feel free to send us an email.

Keith's Corner: Landscaping
Hello to everyone in South Florida! I was asked how you can tell the difference between a poisonous snake and one that is not. The simple rule of thumb is this:
BLACK & YELLOW YOU’RE A DEAD FELLOW- RED & BLACK YOUR OK JACK. This is not exact but very close. The best thing to do is avoid any contact with them, period.

Let me ask you, why do fire departments have Dalmations?  To help them find the hydrants. Remember always install your sod green side up!

Keith Carracher, President
CPM Keith

Complete Property Maintenance, Inc.
Corporate Office 
(954) 973-3333
Jupiter Office (561) 744-3333
Fax (954) 979-1424

Sheriff's Office Broward County

Broward Sherriff's Office
Community Projects

Shred-a-Thon & Operation Medicine Cabinet

BSO Parkland District Office
Parkland, FL

Operation Medicine Cabinet (only)

Century Village
Deerfield Beach, FL
Condo Council

Condo Council offers answers for Board Member Questions

A new organization was recently launched in the State of Florida to provide a complete resource of information that will help Board Members deal with everyday issues. This organization is called The Condo Council. The Condo Council hosts a website with valuable, member-only information and also hosts periodic luncheons where key issues are discussed and best practices are reviewed. The first member luncheon was held on Saturday, May 19th at Wynmoor in Coconut Creek. Over 150 Board Members from dozens of local communities attended and covered a variety of topics that are impacting associations including: foreclosures, rentals, emergency response plans, and the key factors in selecting a property manager.

You Asked and We Listened:

A number of readers asked for a printable version of the newsletter. We have listened and are now happy to announce there is a new link to a printable PDF version at the bottom of the email. Just click to download it, print it,  and then share it.
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