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Elevator safety: Deadline looming for NYC condos and co-ops

Condominiums and cooperatives in New York City have until Jan. 1 to comply with a safety regulation from the city’s Department of Buildings that requires installation of door-lock monitoring systems to prevent an elevator from moving if the doors are not fully closed, The New York Times reports.

This safety regulation, adopted in 2014, was prompted by a fatal 2011 incident. It’s estimated that about 44,000 automated elevators in the city need to be fitted with door-lock monitoring systems, says Donald Gelestino, president of elevator maintenance company Champion Elevator.

The installation cost of the door-lock safety systems depends on the elevator’s age, with newer ones needing only an activation of the device that is likely already in place or a software update compared to elevators that are at least 5 years old, which would either need to go through a retrofit or a complete upgrade.

Dennis DePaola, an executive vice president and director of compliance at New York City-based management company Orsid Realty, says the company communicated early on with approximately 170 condo and co-op clients in the city to let them know about updating the systems.

“The cost could be anywhere from $15,000 to $25,000 per elevator, and many of our buildings have four, five, or six elevators, so it could be a costly endeavor,” explains DePaola. He adds that because the safety devices do not contribute to the operating life of the elevators, Orsid provided boards with evaluations about the remaining useful life of the equipment before they decided whether to either retrofit or upgrade.

Orsid got the discussion started early at each of its properties, but DePaola says that there has been “a lot of anxiety through the management community in New York City about the ability of elevator maintenance companies to go and retrofit all the elevators in the city. There’s only so much personnel and equipment to go around.”

Several trade groups have been in talks with the Department of Buildings to request an extension for some buildings that cannot complete retrofits or upgrades before the Jan. 1 deadline.

The city’s Department of Buildings also is requiring elevators to have a secondary emergency brake installed by 2027, which is prompting many boards to contemplate a complete elevator modernization project for systems that are more than 20 years old, according to The New York Times.

DePaola recommends that condo and co-op boards looking to modernize their systems hire an elevator consultant to find out what specifically needs to be upgraded or brought up to code. The consultant will typically suggest that boards get bids from three or four maintenance companies before undergoing a modernization project.

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Be flexible: Steps for effective and consistent board governance

By Katie Anderson, CMCA, AMS, PCAM

Community associations have rules and regulations to provide certainty, order, and safety. Regardless of size or shape, every community association should strive to enforce its rules properly. And if they’re necessary and reasonable, they promote community harmony.

The goal is simple for association boards: Follow the rules and enforcement procedures detailed in the governing documents. Yet conflicting views and misaligned expectations can create complications. If your association is too rigid or too flexible, your board can follow a few steps to ensure your governing process is effective and consistent.

Transparency. If the board is to be taken seriously, it needs to be inclusive and transparent. You should hold public board meetings and annual elections, add open forums to agendas for owner feedback, and be available and visible in the community.

Clear guidelines. The governance process typically requires the board to develop policies related to enforcement and fines. It is extremely important that these policies are clear about what happens when a violation exists—from communication steps, grace periods, and the process to request exceptions to what the owner needs to do to reach compliance.

Communication. Different people require different forms of communication. Be dynamic in your approach. Sending a letter meets the requirements in most states for communication, but if compliance is the goal, don’t be afraid to pick up the phone or send a text message. It instills trust between the association and the owner. Additional communication tips include:

  • Kind language. The first communication an owner receives about a potential compliance issue should emphasize that it is a courtesy notice and you are just reaching out to help educate them about the guidelines. Offer to discuss the issue in person and be open to answering questions.
  • Newsletters. If you’re seeing an increase in a specific violation throughout the community, send out an e-newsletter to educate homeowners on the issue.
  • Town halls. If the board is seeing an increase in neighbor-to-neighbor issues or a spike in noncompliance, hold a town hall meeting and talk it through. This will engage residents in finding a solution and create some responsibility in solving the problems.

Hearings. In many states, the requirement for a hearing may be mandatory before fines can be assessed. This process must be conducted impartially, and all parties need to be respectful. Each party needs know what information should be prepared prior to the meeting, given equal time to speak, and know when to expect a decision will be reached. The board or hearing panel should not favor a one-size-fits-all approach, as it creates more conflict in the long run.

Compromise. Having these foundations is important, but they will not prevent compliance issues in your community. So how does the board move toward a consistent but flexible process? By having face-to-face conversations with owners who are noncompliant and coming to a compromise—one that works for the owner but also meets the community’s guidelines.

Katie Anderson is founding owner of Aperion Management Group, AAMC, in central Oregon.

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Breathing clear: Adopting smoke-free policies in your high-rise community

Smoking bans in the U.S. have become commonplace over the past three decades. Policies have been adopted by local and state governments to make workplaces and public spaces completely devoid of smoke from cigarettes and, more recently, vaping devices. Secondhand smoke concerns have ignited efforts to completely ban smoking in high-rise residential buildings too.

Of the estimated 80 million people in the U.S. who live in multiunit housing, including high-rise condominiums and cooperatives, the Centers for Disease Control and Prevention note that each year, approximately 28 million of them are exposed to secondhand smoke in their homes, inhaling many of the substances that can cause emphysema, heart disease, and lung cancer.

“The problem is that even when smoking outside, if you’re close to the building, the smoke is actually pulled into nearby windows and doors. Even if they are closed, the smoke still comes in because buildings are not air-tight,” explains Esther Schiller, executive director of California-based nonprofit Smokefree Air For Everyone. The CDC adds that secondhand smoke also can spread through cracks in walls, electrical lines, ventilation systems, and plumbing.

Many condominiums have opted to adopt no-smoking amendments in their covenants, conditions, and restrictions to eliminate smoking in all indoor and outdoor common areas and inside individual units. Schiller’s organization provides resources, such as survey templates, to find out if most residents “want the whole complex to be smoke-free.”

If a community association’s documents do not have a stance on smoking, a unit owner may be left with a remedy of a claim for “nuisance” against neighbors who smoke and act against the board to stop the smoking, says Stephen Marcus, a partner at Marcus Errico Emmer & Brooks in Braintree, Mass., and a fellow in CAI’s College of Community Association Lawyers.

Schiller says that tobacco smoke qualifies as a nuisance because it interrupts an owner’s enjoyment of their home. While condominium board members may know that tobacco smoke is dangerous, “they may not understand how dangerous it is, and they don’t understand the fact that they have liability,” she notes.

Liability insurance frequently has pollution exclusions—including tobacco smoke—in its coverage, Schiller adds. “So if there’s a lawsuit and the condominium loses, they have to pay out of their reserves.”

When determining if a no-smoking amendment is the right decision for a community, Ken Jacobs, a partner at Smith Buss & Jacobs in Yonkers, N.Y., explains that it’s important to consider residents’ complaints and the problems regarding secondhand smoke, the potential costs to the association if the building’s HVAC system needs to be revamped, and the latest government and medical studies regarding secondhand smoke.

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Kickstart saving: Millennials turning to crowdfunding to buy homes

Millennials are buying homes later in life or forgoing the purchase altogether compared to previous generations. Between student loan debt, the high cost of living in large cities, and rising housing prices, buying homes has become less practical for young people, according to Investopedia.

Nearly 70% of millennials identify saving for a down payment as the biggest barrier to purchasing a home, according to Bank of America’s 2019 Spring Homebuyer Insights Report. When entering the job market, college graduates with student loan debt must save for an average of 12 years to afford a 20% down payment, compared to 7.6 years for those without student loan debt. For millennials without a college degree, that number rises to nearly 17 years, research from Apartment List finds.

Crowdfunding could be the means to make owning a home a reality for millennials.

Touting itself as the first crowdfunding platform for homebuyers, HomeFundIt offers millennials a way to enlist friends and family to help fund their down payment and other closing costs associated with owning a home. Once they complete a conventional financial agreement with a bank or a mortgage lender, millennials can tap into their networks to start saving.

HomeFundIt offers aspiring young homeowners two ways to boost their savings:

Crowdfunding. Homebuyers can encourage friends and family members to donate to their fund directly. They can tap into their networks by sharing a personal story on social media along with the link to the down payment fund. There are no transaction fees, and funds are available immediately. The program also gives young homeowners a grant of up to $1,500 for closing costs and offers free homebuyer education. The crowdfunding option is limited to one year before buying a home.

Cash-back rewards. The program, called UpIt, allows the potential homebuyer, their friends, and family members to have a portion of the money they spend on everyday purchases placed in a savings account for a down payment. Up to 20% of everyday eligible purchases at participating retailers such as Walmart, Macy’s, or Expedia are applied to the crowdfunding goal. The homebuyer doesn’t need to be prequalified, and there’s no time limit on when to have the funds raised. The money is available within 24 hours.

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Facing the press: Strategies to manage media coverage of community associations

Frequent headline-grabbing coverage of community associations can cast a bad light on communities that are well-run and consist of hard-working volunteers and professional managers. With social media, it doesn’t take long for a negative message to get out, or a crisis to happen.

Common situations that can lead to intense and often controversial coverage include special assessments and rules enforcement, especially surrounding things like flags, playhouses, and pets. Criminal activity, such as alleged fraud or embezzlement, also can prompt media calls.

You can ward off many possible public relations problems at the beginning by clearly communicating with residents, but if your community finds itself in the media spotlight, here are some steps you can take to address reporters and camera crews:

Identify a spokesperson. This can be a board member, someone on the management team, or a member of the association who has experience with the press. If they’re inexperienced, consider professional media relations training so they will be calm and confident rather than defensive. If you’re confronted with a major issue, you may want to seek help from your attorney in crafting a response or refer requests directly to him or her.

Prepare a media plan. Have a plan that spells out what to do when a staff member or manager is contacted by a reporter. Consider having stock responses for common queries. Make a fact sheet to hand out with basic information about your community, such as when it was built, how many homes it has, its amenities, social media accounts, and contact information of your media spokesperson.

Be accessible. Respond in a timely fashion to media requests. Avoid answering questions with “no comment.” Develop working relationships with any journalist likely to repeatedly cover your association, such as a local community or business reporter. Help them understand your community and associations in general.

Maintain transparency. The board should have a communications policy that allows residents to submit questions, comments, concerns, and complaints in writing. The board should respond to them in a timely manner. Regular and frequent communication can help decrease gossip and misstatements.

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Truth in fiction: 9 books that add an HOA twist to your summer reading list

“You can’t make this stuff up. Somebody should write a book about it.”

It’s a frequent refrain for community association board members, managers, and business partners, especially for those who have several years of experience and have collected numerous laughable, outrageous, and, sometimes, cringe-worthy stories.

Somebody, actually, somebodies, have written books set within community associations or that tackle many of the issues (neighbors, rules, pets, and more) you’re sure to recognize.

The beach is calling. The pool is inviting. The backyard is enticing. Take a seat, grab a book, and start reading.

A Man Called Ove (2014). By Fredrik Backman

Ove has staunch principles, strict routines, and a short fuse. People call him “the bitter neighbor from hell.” When a chatty young couple with two chatty young daughters move in next door and accidentally flatten Ove’s mailbox, it is the lead-in to a comical and heartwarming tale that will shake one cranky old man and a local residents’ association to their very foundations. A New York Times bestseller and soon to be a major motion picture starring Tom Hanks.

A River to My People (2019). By Jason Green

Follow a collection of short stories about life in the suburbs and the funny and infuriating antics, behaviors, rules, and regulations of community life. There are droll tales of walking dogs, trying to get grass to grow, dealing with speeding by teenagers and parents, errant parking, the work and the pleasure of backyard swimming pools, homeowners association election politics, and so much more.

Cats, Chaos, and Condo Board Wars (2019). By Nikki LeClair

When elections for condo board president come around, Hilary Brandt lets her friends and neighbors convince her to run against the by-the-letter, long-sitting president—also known as Hilary’s number one personal critic. As the election campaigns launch, a romance-that-almost-was reappears, a coworker tries to steal a client, and her opponent starts to fight dirty. Is the chaos just too much?

Condominium (2014). By John D. MacDonald

Welcome to Florida’s Golden Sands, the dream condominium complex built on a weak foundation and a thousand dirty secrets. It’s the home of shortcuts, crackdowns, breakups, oversights, and payoffs. Add it all up, and the new coastline community doesn’t stand a chance against the ever-present specter of disaster: the dreaded hurricane.

High-Rise (2012). By J.G. Ballard

When a class war erupts inside a luxurious apartment block, modern elevators become violent battlegrounds and cocktail parties degenerate into marauding attacks on “enemy” floors. Human society slips into a violent reverse as once-peaceful residents, driven by primal urges, recreate a world ruled by the laws of the jungle. Developed into a feature film, released in 2016, starring Tom Hiddleston.

Little Fires Everywhere (2017). By Celeste Ng

In Shaker Heights, everything is planned—from the layout of the winding roads, to the colors of the houses, to the successful lives its residents will go on to lead. And no one embodies this spirit more than Elena Richardson, whose guiding principle is playing by the rules. When an enigmatic artist and single mother arrives with her teenaged daughter and rents a house from the Richardsons, the status quo in this carefully ordered community is threatened. Named book of the year by The Washington Post, NPR, Southern Living, and more. Soon to be a Hulu limited series starring Reese Witherspoon and Kerry Washington.

The Condo Kids: The Case of The Disappearing Pool Monster (2019). By Jackie Burns

Excitement is just an elevator ride away for brothers Noah and Michael, who are best friends with all the other Condo Kids in their building. This tight-knit group of pals just want to have fun but always wind up in hilarious, sticky situations. The latest adventure finds the Condo Kids on the hunt for a mysterious underwater monster rumored to be living in the condo pool. This is the third book in a series for young readers.

The Pinball Lawyer (2019). By Marvin Nodiff

Condo lawyer Joshua Fyler is in a fight for his life. His clients are disrupted by weaponized drones, greedy investors, and corrupt lawmakers. Fyler ricochets from one crisis to the next as he tries to salvage his reputation. Written by a founding member of CAI’s College of Community Association Lawyers and a retired community association attorney from St. Louis, Nodiff captures all the foibles of community association living in his sixth humorous and engaging novel.

White Elephant (2019). By Julie Langsdorf

A gaudy, newly constructed behemoth of a home soars over the neighborhood of Willard Park. When owner Nick Cox cuts down Allison and Ted Millers’ precious red maple—in an effort to make his unsightly property more appealing to buyers—their once serene town becomes a battleground. Newcomers and longtime residents alike begin to clash in conflicting pursuits of the American Dream, with trees mysteriously uprooted, fires set, fingers pointed, and lines drawn.

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Sign up here: 12 ways to recruit and retain volunteers

Volunteers play a critical role in making community associations vibrant and attractive places to live. Finding, motivating, directing, and maintaining volunteers’ interest, however, are challenging tasks.

Assigning association responsibilities to the right people, asking them to accomplish realistic tasks, and making them glad they did add to the challenge. Communities can perfect their recruitment and retainment strategies with the following tips and tricks.

Ask early. Start recruiting volunteers early. Tap into the excitement and energy people bring to their new home. Ask them to volunteer and get involved to channel that enthusiasm in a way that benefits the entire community.

Ask often. Many people will wait to be asked and, if no one asks, they may never volunteer. The best way to recruit is to personally invite people to get involved, rather than posting a notice in the newsletter, an email, or on social media.

Play matchmaker. Ask residents about their talents, interests, likes, and dislikes; then successfully match them with relevant volunteer roles.

Don’t overwhelm. Don’t overload volunteers, especially new residents, with too much work. Keep roles modest, and make sure they understand the monthly time commitment.

Respect their time. Start and end meetings on time, and always share the agenda a few days before a meeting so volunteers can prepare for the discussion.

Respect their ideas. When a volunteer shares an idea or recommendation, he or she is owed an acknowledgement, what the ultimate decision was, and why. If the idea isn’t appropriate, tactfully point out why without making it personal or attacking the idea.

Provide guidance. Have experienced committee members mentor and nurture newer members and provide them with the skills they need to take on greater responsibilities.

Educate. Providing relevant educational opportunities also is helpful and a wise investment in the community’s future.

Make it fun and rewarding. Build in time to socialize before and after a meeting, but don’t let it interfere with the purpose of gathering. Fun events build a sense of teamwork.

Make accommodations. People are more likely to volunteer if small accommodations are made to make it convenient. Be flexible and open to changes if it means greater volunteer participation. Consider asking your residents when they’d be most likely to attend meetings.

Build your bench. With more active, team-minded volunteers, your community can accomplish much more. It also will be in a better position when volunteers move or step down from their roles.

Thank gratuitously. Recognize volunteers for their efforts. Ways to express appreciation could include an inexpensive plaque or certificate of appreciation; public acknowledgement at the annual meeting; an expression of thanks on the association webpage; or a listing of volunteers’ names in the community newsletter or on social media. Keep in mind that board members typically are prohibited from accepting gifts.

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Pool patrol: Communities struggling to fill summer lifeguard positions

Warm summer days typically mean there are plenty of opportunities for adults and children to swim and splash in community pools. However, a shortage of lifeguards nationwide is limiting the hours, or even days, that pools are open.

Reston Association in Reston, Va., for example, has had several weekend closures at its 15 swimming pools since Memorial Day due to the inability to fill lifeguard positions. Laura Kowalski, the association’s director of recreation and environmental education, says that as of June 7, fewer than 160 applications for lifeguard positions had been received, compared to 180 applicants in 2018.

Kowalski has been working on a recruitment strategy since November that includes approaching sports leagues, schools, and universities in Fairfax County and neighboring Loudoun County to reach the target demographic of 15- to 20-year-old high school and college students. She also organized two job fairs in late May and mid-June. Reston’s goal is to obtain at least 200 applications. Starting pay is $10.50 per hour; those who serve as a pool manager earn a bit more.

Despite the trouble with hiring lifeguards, Reston Association has not considered implementing a ‘swim-at-your-own-risk’ policy at its pools. “That gets into safety and supervision issues. We have a lot of kids who come to the pool without any supervision,” Kowalski stresses.

Lifeguard shortages around the country are being attributed to several factors, including students taking on summer internships related to their academic programs. “For decades, we have been relying on the youth to fill these positions, and we just don’t have the numbers seeking employment as we have in the past,” says BJ Fisher, director of health and safety at the American Lifeguard Association.

Kowalski believes the lifeguard shortage in the Northern Virginia region is related to Fairfax County Public Schools’ schedule, which shortens the amount of time students can work in the summer, as well as teens having other jobs or competing activities.

“They go back to school earlier now than they have in the past, and so we’re looking at a shortened season for them to do all of the things they need to do: family vacations, internships, and just having some down time over the summer,” she adds.

Fisher suggests reaching out to older adults and retirees to address the lifeguard shortage. Some communities have looked into hiring foreign lifeguards, but there could be visa issues with that approach.

For Reston Association, recruitment efforts to fill the lifeguard positions will continue. Kowalski says the association is refining its onboarding process to get lifeguards started faster, including covering the fees to get them certified. She notes, however, that covering certification fees would have a financial impact on the association. “Our members would have to absorb it, or we would have to find some other non-assessment revenue for about $20,000.”

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Red, white, and blue: Tips for displaying the Stars and Stripes

The Star-Spangled Banner. Old Glory. The red, white, and blue. No matter how Americans refer to the U.S. flag, everyone has the right to fly it. Flag Day, held annually on June 14 since 1916, should serve as a good reminder for how all should properly and proudly display the Stars and Stripes.

Thanks to the Freedom to Display the American Flag Act, enacted in 2006, residents in community associations have the right to fly the flag even if there are rules and restrictions that prevent it from being displayed. CAI believes, however, that associations should be able to determine the appropriate size, placement, and installation of the flag and flagpoles.

CAI encourages associations to follow the guidelines for flying Old Glory in the U.S. Flag Code, some of which includes:

  • Display the flag in public from sunrise to sunset. It can be displayed at night if it is illuminated during darkness.
  • Do not display the flag in inclement weather, unless it is an all-weather flag.
  • The flag can fly on all days, especially on national holidays, other days that may be proclaimed by the president, and dates of admission of states into the union.
  • Do not position the flag upside down. This represents a signal of distress in moments of extreme danger to life or property.
  • Do not let the flag touch anything beneath it, including the ground, floor, water, or other objects.
  • No part of the flag should have any mark, insignia, letter, word, figure, design, picture, or drawing of any nature.

Need more information about rules and regulations regarding flags, banners, and emblems? Read Everyday Governance: The Community Association’s Guide to Flags, Rentals, Holiday Decorations, Hoops, and Other Headaches, available from CAI Press.

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It’s hurricane season: This is what you need to do before, during, and after a disaster

Fourteen named storms—including seven hurricanes and three major hurricanes—are expected to form during the 2019 Atlantic hurricane season, which began June 1. The Weather Company expects the season to be slightly less active than last year but warns that residents along the coastal U.S. should be prepared no matter the forecast.

For community associations in these states, that means reviewing current emergency preparedness procedures for before, during, and after a hurricane, what supplies to include in emergency kits, and who to contact in the immediate aftermath.

Standard features of a hurricane plan include emergency contact information, responsibilities of the board, management, and residents, and a list of services that might be unavailable during and after a hurricane.

More specifically, this plan should have several checklists, including those that cover:

  • Actions for the community’s incident commander
  • Tasks that residents should complete before they evacuate
  • Pre-storm and post-storm communications
  • Post-storm grounds survey and cleanup
  • Post-storm inspection of residential units

In addition, the plan should have a prepared notice advising residents of an impending hurricane and the risks of staying, a form to be filled out by residents who decide to stay, and what residents should know about the association’s insurance coverage and reserve funds.

Community associations also can make a list of relief organizations at the local and national level that residents can reach out to for help, as well as detail the process to seek aid and debris removal assistance from the Federal Emergency Management Agency.

Maintaining communication is critical during and after the immediate danger has passed. Determine which residents or board members will be on call in the event of an emergency, and identify if any ham radio operators live in the community or in the immediate area in the event that cell towers are rendered inoperable.

Does your community’s hurricane plan cover everything? Access more resources on CAI’s Community Disaster Preparedness & Relief pages.

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