Community

Community Trends 

Community Associations Institute 

New Jersey Chapter October 2015 

Inside: 

EMOTIONAL 

SUPPORT ANIMALS 

in Community Associations 

Page 8 

ZOMBIE 

FORECLOSURES 

Page 16 

THE AUDIT 

CONUNDRUM 

Page 22 

the NJ Nonprofit 

corporation act 

And How it Can Enhance the 

Quality of Life in a Community 

Association 

Page 28 

Community Association 

is not Immune from Liability 

for Failure to 

CLEAR SNOW & 

ICE FROM PRIVATE 

SIDEWALKS 

Page 34 

MUNICIPAL 

SERVICES ACT 

At 25 Years Old 

Page 42 

...and more! 

THE LAC ISSUE 

NJ-LAC 

New Jersey Legislative 

Action Committee 

©iStockphoto.com 

www.cainj.org 

Twitter: @CAINJCHAPTER 

www.facebook.com/cainjchapter

2015 COMMITTEES President’s Corner 

Awards 

Nicole Malise - Chair 

Victoria Simoes, Esq. - Vice Chair 

Rich Cassilli 

Bridget Davis 

Theresa Heinzmann, CMCA 

Steve Lang 

Erin O’Reilly, CMCA, AMS 

Kari Prout 

Graceanne Welsh, CMCA, AMS, 

LEED 

Stephanie Wiegand, Esq. 

Beach Party 

Ross Catanzarite - Chair 

Andrew Beck 

Diane Cody, PCAM 

Kate Costello 

George Demetriades 

Christine Deviney 

Mary Grill 

Vanessa Hillsdon 

Gene Markin 

Christina Mirra 

Ben Parker 

Chris Rosati 

Lauren Vadenais 

Business Partner 

Loren Lightman, Esq. - Chair 

Benjamin Basch - Vice Chair 

Mary Barrett, Esq. 

Dean Catanzarite 

Liz Comando, CMCA, PCAM 

Drew Cowley 

Sabine Liedel, CMCA 

Kim Manicone 

Chris Merkler 

Dan O’Brian, Esq. 

Robert Perez 

J. David Ramsey, Esq., CCAL 

Thomas Roman 

Maria Elena Solis 

Patti Ventura 

Lisa Wagner 

Board Liaisons: 

Jennifer Nevins 

Gabe Vitale 

Lisa Vitiello, CPA 

Conference & expo 

Terry Kessler, Esq. - Chair 

Kevin Oliver - Vice Chair 

Donna Belkot, ARM 

David Byrne, Esq. 

Jay Burak 

Stacey Cadoff 

Ellen Comiski 

Matthew Driscoll 

John Echelmeier 

Debbra Fisher-Horvath 

Eleni Giannikopoulos 

Nick Haralambopoulos 

Karen Latella 

Toni Licciardi 

Christine Maldonado 

Patricia McGlone, Esq. 

Renee Miraglia 

Cheryl Rhine 

Harriet Schwarzber, CMCA, AMS 

Ken Shah 


Denise Becker, CMCA, AMS, 

PCAM 

Mohammed Salyani, CPA 

CAVL 

Charles Lavine - Chair 

David Bialick 

Al Dolnick 

Thomas Lycan 

Angela Onafowora 


Frank Catanzarite 

Valentine Valdman 

Editorial 

Angela Morisco, Esq. - Chair 

Robert Roop - Vice Chair 

Robert Arnone, ARM, CMCA 

Joseph Chorba, CPA 

Melissa Clarke 

Eric Davis 

Bernard Epps, II 

Michael Flippin, CMCA, AMS, 

PCAM 

Dan Fusco, CMCA 

Amir Gilani 

Brian Harvey, Esq. 

Chip Hoever, CMCA, AMS, 

PCAM 

Jonathan Katz, Esq. 

Melissa Lathrop 

Richard Linderman, Esq. 

Michael Lipari 

Kari Valentine, CMCA, AMS 

Ray Venturino 

Norman Zlotnick, Esq. 


Alfred Ojejinmi, CPM, FRICS, 

AMS, PCAM 

Mark Wetter, Esq. 

Golf 

Patti Clemente - Chair 

Raymond Barnes, CMCA, AMS - 

Vice Chair 

Chris Belkot 

Martin Cabalar, Esq. 

Pam Illiano 

Georgette Kyriacou 

Larissa Loonan 

Paul Migliore 

Carol Nickerson 

Michael Polulak, Esq. 

David Shahrabani 

Christopher Tensen, AMS 

Glen Zuhl 

Board Liaison: 

Larry Sauer, CMCA, PCAM, 

CPM 

Legislative Action 

Christine F. Li, Esq., CCAL - 

Chair 

Paul A. Leodori, Esq. - 

Vice Chair 

Sue Howe, CMCA, AMS, 

PCAM - Treas. 

Louis J. Curtis, MBA, CMCA, 

AMS, PCAM 

A. Christopher Florio, Esq. 

Jules C. Frankel, CPA 

Jennifer Loheac, Esq. 

James Magid, CMCA, LSM, 

PCAM 

Thomas C. Martin, Esq. 

Jim Rademacher 

Glen A. Masullo, CMCA, 

PCAM 

Steve Mlenak 

Karen J. Mesler, CMCA, PCAM 

Jack McGrath 

Mary Faith Nugiel, CMCA, 

AMS, PCAM, CPM 

Michael Pesce, PCAM 

Caroline Record, Esq., CCAL 

Myrna Reiter 

Audrey Wisotsky, Esq. 

Rob Barlow 


Jean Bestafka 

Deana Luchs 

Managers 

Kerri Stimpson, CMCA, AMS - 

Chair 

Jane Balmer, CMCA, PCAM - 

Vice Chair 

Matthew Begley, PCAM 

Jeffrey Cirkus, CMCA, AMS 

Thomas Curry, CMCA, AMS, 

PCAM 

Gail Davis 

Beth Duffy, CMCA 

Chuck Graziano, CPM, PCAM 

Angela Lugo, AMS 

Dawn Mackanic 

Tony Nardone, CMCA, AMS 

Craig Thompson, CMCA, AMS 

Elaine Warga-Murray, CMCA, 

AMS, PCAM 


Nancy Hastings, CMCA, AMS, 

PCAM 


AMS, PCAM 

Membership 

Herman Shauger - Chair 

Kate Post - Vice Chair 

Mena Barsoum 

Erika Befumo 

Elysa Bergenfeld, Esq. 

Stephen Block 

Keith Giliberti, PE, RS 

Jeff Logan 

Thomas Martin, Esq. 

Caesar Mistretta 

David Schwartz 

Dan Turi 

Mitchell Zipkin, Esq. 


Fran McGovern, Esq. 

Larry Sauer, CPM, CMCA, 

PCAM 

Spring Break 

Debbie Pasquariello, CIC, 

CIRMS - Chair 

Melissa Volet, Esq. – Vice Chair 

Neil Betoff 

Hank Johns 

Ted Judah, ARM 

Lee-Allison Klimansky 

Courtney Knox 

Bruce Lapham 

Desiree Meshski 

Jeffrey Paige, Esq. 

Janet Piatkowski 

Courtesy CAI-NJ. 

Ken Sauter, Esq., CCAL 

Hill Wallack, LLP 

2015 CAI-NJ President 

“The LAC is constantly educating our 

legislators regarding the needs of 

our members.” 

This edition of Community Trends ® highlights the Chapter’s Legislative 

Action Committee (LAC). I am certain that most of us are aware 

of the LAC’s efforts, but for those who may not be aware, its duties 

include reviewing pending legislation to determine whether such legislation 

is in the best interest of our members and also proposing legislation to serve 

our members. Having served on the LAC for several years, including two 

years as its Chair, I can attest to the hard work by its members and the need 

for constant vigilance of our legislators and the legislative process. We frequently 

find that our legislators fail to recognize and understand the needs of 

community association members and the differences between condominiums, 

townhomes, cooperatives, and other single family residences. I am amazed at 

how frequently one resident’s experience and complaint with a community 

association results in “overkill” legislation, to the detriment of our members 

generally. The LAC is constantly educating our legislators regarding the needs 

of our members. Unfortunately, the LAC must also spend a significant amount 

of time objecting to and seeking modifications to legislation that is harmful to 

our members, misplaced, or simply unnecessary. 

Recent LAC efforts include amendments and clarifications to legislation 

regarding notification of next of kin (A3630), clarification and support of bills 

expediting foreclosure of vacant (abandoned) properties (A3793/S2545) and 

uncontested foreclosure (A4075) and the pursuit of manager licensing (S1367). 

All of these laws would or will serve and promote the interests of members and 

residents of community associations in New Jersey. The LAC also regularly 

provides programs updating our members on legislative matters. Please be sure 

to follow the legislative update column in Community Trends ® . 

As I prepare this column, the Chapter is about to sign a lease for new and 

larger space for the Chapter offices in Freehold. The space will be able to 

accommodate committee meetings and Chapter programs, and the Chapter was 

also able to substantially reduce the rent and related costs. We expect the new 

office to be fully operational by November 1st. 

As we approach the years end, please be sure to watch for the committee 

sign up forms. On behalf of the Chapter’s Board of Directors, thank you to 

the LAC members and all committee members for their efforts on behalf of 

our Chapter. n 

2 • Community Trends ® October 2015


Looking Forward 

“This is a very passionate 

group of professionals 

dedicated to enhancing the 

quality of life for those that 

live in our common interest 

communities.” 

2015 Board of Directors 

Board Officers 

Kenneth R. Sauter, Esq., CCAL..............................President 

Hill Wallack LLP, Business Partner 

Lawrence N. Sauer, CPM, CMCA, PCAM..............President-Elect 

Association Advisors, Community Assn. Manager 

Denise Becker, CMCA, AMS, PCAM...................Vice President 

Homestead Management Services, Inc., AAMC, 

Community Assn. Manager 

Lisa Vitiello, CPA.....................................................Secretary 

Towne & Country Management, Inc., At-Large 

Nancy S. Hastings, CMCA, AMS, PCAM............Treasurer 

Associa Mid-Atlantic, AAMC, At-Large 

Larry P. Thomas, PCAM 

CAI-NJ Chapter Executive Director 

I 

would like to thank everyone that was part of the Conference and Expo and Pre- 

Conference Networking Party. A lot of work was done by all involved. It starts with 

the board, filters down to the staff, then to the involved committees and finally to the 

exhibitors and attendees. If we don’t have cohesion with all of the above groups, these events 

would not be as popular or successful as they are. 

So moving on from the conference weekend, we still have a lot of events for the remainder 

of the year. Please check our “Save the Date” on page 7 of this issue of Community Trends ® . 

Since this is the annual Legislative issue, I would be remiss if I didn’t recognize all of the 

efforts of our LAC and PAC Committees. The LAC is a collection of industry experts with 

years of experience in the community management field. This is a very passionate group of 

professionals dedicated to enhancing the quality of life for those that live in our common 

interest communities. 

This month, we are welcoming a new member to the LAC committee. Paul Reich was 

appointed to the LAC Committee at the September 11th meeting. Paul is the president of the 

Woods Landings at Mays Landing Community located in Mays Landing. Paul is president 

of the board and has an extensive managerial and legislative background. I am especially 

excited to have Paul on the committee so that we can get “a voice” from our southern part of 

the State. Paul will assume a CAVL seat that was created by the resignation of Myrna Reiter. 

I also want to thank Myrna for her service and contributions to our LAC Committee. 

So, please take the time and read the many articles in this issue. They contain the most upto-date 

information concerning the many legislative issues that we are currently facing. As 

Chris Li, Chair of the LAC Committee, states in her article — if you hear of any pending 

or soon-to-be proposed legislation that you would like the LAC to consider, please either 

contact Chris (cli@greenbaumlaw.com) or me at larry@cainj.org. n 

Contents 

In Every Issue 

President’s Corner........................................... 2 

Looking Forward............................................ 3 

Legislative Update........................................... 4 

CAI-NJ Upcoming Events............................ 7 

CAI-NJ New Members................................ 38 

CAI Membership Application........................ 39 

CAI-NJ Recruiter Club............................... 40 

FEATURES 

Emotional Support Animals in Community 

Associations............................................................8 

Zombie Foreclosures..........................................16 

The Audit Conundrum.....................................22 

The NJ Nonprofit Corporation Act...............28 

Community Association is Not Immune from 

Liability for Failure to Clear Ice & Snow...........34 

The Municipal Services Act at 25 Years Old.....42 

Extras 

Beach Party Photos & Wrap-up......................12 

Mediation Seminar Registration Form...........20 

Business Partner/Manager Best Practices 

Roundtables Registration Forms...............26-27 

Manager’s Leadership Workshop 

Registration Form...............................................31 

CAI-NJ Olympics Photos & Wrap-up.........32 

Shoot the Cover Photo Contest Form...........44 

Community Trends ® Author Guidelines.......48 

PCAM Gala Registration Form.......................56 

2016 CAI-NJ Conference & Expo Early 

Bird Booth Reservation Form..........................57 

Board Leadership Development Workshop 

Registration..........................................................58 

Index of Advertisers...........................................64 

Q&A.....................................................................66 

Members 

Jean Bestafka 

Renaissance at Manchester 

Community Assn. 

Volunteer Leader 

Frank Catanzarite 

Saratoga at Toms River 



Deana Luchs 



Francis J. McGovern, Esq., 

McGovern Legal Services, LLC 


Jennifer Nevins 

D.W. Smith Associates, LLC 


Chapter Executive Director 


General Counsel 

Jason Orlando, Esq. 

Orlando Murphy LLP 

General Counsel Emeritus 

Wendell A. Smith, Esq., CCAL 

Greenbaum, Rowe, Smith & Davis, LLP 

Immediate Past President 

Marie D. Mirra, CPA 

Mirra & Associates, CPAs, LLC 


AMS, PCAM 

Presbeuo Group, Inc. 

Community Assn. Manager 

Mohammed Salyani, CPA 

Wilkin & Guttenplan P. C. 

At-Large 

Gabriel Vitale 

C&L Sweeper Service 

At-Large 




Mark Wetter, Esq. 

Radom & Wetter 


Community Trends ® Editorial Disclaimer: CAI-NJ assumes no responsibility 

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 necessarily 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 financial, 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 CAI-NJ. 

1675 Whitehorse-Mercerville Road, 

Suite 206 

Mercerville, NJ 08619 

Tel: (609) 588-0030 

Fax: (609) 588-0040 

Website: www.cainj.org 

E-mail: info@cainj.org 

Twitter: @cainjchapter 

Facebook: www.facebook.com/CAINJCHAPTER 

October 2015 Community Trends ® • 3


Legislative Update 

“I asked each author to 

include with her or his 

article a headshot and 

bio so you may relate the 

face and background of 

the writer to the discussion 

in the article.” 

Christine F. Li, Esq., CCAL 

Partner, Greenbaum, Rowe, Smith & Davis LLP 

Legislative Action Committee, Chair 

This issue of Community Trends ® is 

devoted to the writings of members 

of the Legislative Action Committee. 

When I asked for volunteer authors, a universal 

question came back: “Do I have 

to write about pending legislation?” (Of 

course, this led me to wonder if working on 

bills month-after-month was taking an intellectual 

or spiritual toll on LAC members). 

My response was “no”, and the articles 

included in this issue reflect the depth and 

breadth of our members’ thoughts and their 

unique perspectives. Each article shares the 

experience and insight of each author and, 

importantly, reflects an awareness of the constantly 

changing issues that CAI members 

and the readers of Community Trends ® face. 

Each article includes an introduction of the 

author to you. The readers of Community 

Trends ® often know LAC members only 

from perusing the committee membership 

list appearing at the front of each issue. I 

asked each author to include with her or his 

article a headshot and bio so you may relate 

the face and background of the writer to the 

discussion in the article. Hopefully, your 

paths will cross. 

I start by saying that the discussion in this 

issue goes back a quarter of a century (no, we 

are not recycling articles). For those of you 

who have been in the community association 

industry for a while, it’s hard to believe 

that the Municipal Services Act (“MSA”) 

became law over 25 years ago. Even those 

who have lived or worked in a private community 

for only a short time are likely aware 

that the law needs clarification or fortification. 

In his article about the MSA, Michael 

Pesce, PCAM, identifies five (5) of the revisions 

which the LAC believes is necessary. 

LAC intends to pursue amendments to the 

MSA so that homes in private communities 

may receive services (or reimbursement) to 

the full extent of other homes in the same 

municipality in accordance with the law. If 

your personal experiences have raised additional 

concerns about the interpretation or 

enforcement of the MSA, we would like to 

hear from you so we may address them in 

our efforts to revise the law. 

Our articles take you from a critique of 

a 25-year-old law to the other end of the 

timeline — recently proposed legislation to 

respond to the problems which abandoned 

homes, and those under foreclosure, create 

for a community. If you have followed 

the “Legislative Updates” in Community 

Trends ® or attended our programs this year, 

you know that these bills are intended to 

alleviate the burden placed upon communities 

by these homes. An unfortunate statistic 

is that New Jersey has the nation’s fourth 

highest foreclosure rate, with a filing on 

one in every 594 housing units. Thomas 

C. Martin, Esq. discusses the “zombie foreclosures” 

that can and do drag on for years, 

depriving the association of the fees owed 

by the owners being foreclosed upon. Tom 

updates you on Assembly Bill A3793 (Senate 

Bill S3545) which has been proposed to expedite 

foreclosures in the State. 

We turn to an article by Paul Leodori, Esq. 

on the New Jersey Nonprofit Corporation 

Act. Your initial reaction might be that the 

Act is just another law (among many) buried 

in the statute books that doesn’t warrant the 

attention or reliance of other laws governing 

common interest communities, such as the 

New Jersey Condominium Act. But anyone 

who has read the law, which is relatively 

brief, will be surprised by the power and 

authority that the Act gives to associations 

and their boards. The Act’s provisions often 

afford welcome relief to associations (and 

their legal counsel) where the governing 

documents of the community association 

offer no authority to resolve dilemmas. 

As we head towards December, Carol 

Koransky, CPA, MBA discusses the audit 

process and the conundrum it poses to associations. 

For boards and their managing 

agents already with full schedules and workloads, 

the audit process is an additional timesensitive 

obligation which requires organizing 

the books and records of the association, 

and joining efforts with the association’s 

auditor. Carol gives an accountant’s perspective 

of the audit process and how the auditor 

can both navigate the association through 

the process, and help the association use the 

audit requirement to enhance its financial 

condition. 

The theme of timeliness in our articles 

takes on different significance as Steven 

Mlenak, Esq. writes on the relatively new, 

and often troublesome, issues associations 

face involving service or emotional support 

animals. Associations with “no pets” 

policies question how and why boards can 

be compelled to allow assistance animals to 

reside in the units of residents. Steve looks 

into the statutory background, which compels 

associations to allow exceptions to its 

pet policies to permit residents with physical 

Continues on page 62. 


CAI-NJ thanks our 2015 

Platinum PLUS SPONSORS 

Accent Group 

Accurate Reconstruction 

ADP Barlow Insurance 

Altura Construction Company, Inc. 

Amco Pest Services, Inc. 

Associa Mid-Atlantic, AAMC 

Becker & Poliakoff, LLP 

BHB Insurance Services - A USI Company 

Brown & Brown Insurance 

C & L Services 

Capital One Bank, N.A. 

Cowleys Termite & Pest Services 

The Curchin Group, LLC 

Cutolo Mandel LLC 

Down to Earth Landscaping, Inc. 

Doyle Brothers Contracting, LLC 

The Falcon Group - Engineering, Architecture & Energy Consultants 

FWH Associates, P.A. 

G & C Electronics 

Greenbaum, Rowe, Smith & Davis, LLP 

Griffin Alexander, P.C. 

Hillcrest Paving & Excavating, Inc. 


JGS Insurance 

Kipcon, Inc. 

L. N. Rothberg & Son, Inc. 

Landscape Maintenance Services, Inc. 

Lemus Construction, Inc. 


Morris Engineering, LLC 

National Contractors, Inc. 

O&S Associates 

Popular Association Banking 

R M Termite & Pest Control 

Rainbow G & J Painting, LLC 

Republic Services of NJ, Inc. 

Rezkom Enterprises, Inc. 

Stark & Stark 

Taylor Management Company, AAMC, AMO 

Valcourt Building Services of NJ, LLC 

Wilkin & Guttenplan, P.C. 


NEW JERSEY LEGISLATIVE ACTION COMMITTEE 

GALLERY OF SPEAKERS 

©iStockphoto.com 

2015 PROGRAMS AND ROUNDTABLES 

In 2015, CAI-NJ facilitated multiple regionally held Legislative Updates as well as Roundtables and Best Practices programs. Board members 

and Managers attend the Legislative Updates to learn about topics such as mortgage foreclosures, abandoned properties and rent receiverships, 

the Dublirer decision and its impact on speech in community associations, manager licensing, the Municipal Services Act, emergency 

planning including the use of generators and clubhouses as emergency shelter, the advancement of homeowners rights, compliance with FHA, 

FNMA and other mortgage requirements and accommodations for the disabled. 

During the Manager and Business Partner Roundtables and Best Practices, both group learn valuable information regarding manager licensing, 

budgeting, insurance, the Affordable Healthcare Act and other important topics. 

Thank you to the presenters of these programs. CAI-NJ will continue to present to the membership topics of importance such as those listed 

above. Keep an eye out for upcoming series in 2015 and 2016! 

Legislative Updates Programs: 

May 6, 2015 

A. Christopher Florio, Esq., Paul A. Leodori, Esq., Jennifer A. 

Loheac, Esq., Steven G. Mlenak, Esq. and Tim Martin at Greenbriar 

Woodlands in Toms River. 

May 13, 2015 

Thomas C. Martin, Esq., Michael Pesce, PCAM, Caroline Record, Esq., 

CCAL, Audrey Wisotsky, Esq. and Tim Martin at Renaissance at 

Raritan Valley in Somerset. 

June 22, 2015 

George C. Greatrex, Esq., Paul A. Leodori, Esq. and Tim Martin at 

Horizons at Wood Landings in Mays Landing. 

September 26, 2015 

Ronald L. Perl, Esq., J. David Ramsey, Paul A. Leodori, Esq. and 

Tim Martin at the CAI-NJ Conference and Expo in Somerset. 

Managers Best Practices Roundtables: 

June 25, 2015 

Steven G. Mlenak, Esq. at Forsgate Country Club in Monroe 

Township 

Business Partner/Manager Joint Best Practices: 

November 19, 2015 (Upcoming!) 

Thomas C. Martin, Esq. at the Chart House in Weehawken 

To register for the November 19th event, 

see pages 26-27 of this issue or visit 

www.cainj.org. 


CAI-NJ UPCOMING EVENTS 

CAI-NJ THANKS 

OUR 2015 

PLATINUM SPONSORS 

Special Events 

PCAM Gala 

Thursday, November 5, 2015 

6:00 p.m. - 8:00 p.m. 

The Madison Hotel 

1 Convent Road 

Morristown, NJ 07960 

CAI-NJ Annual Retreat 

Wednesday, December 9, 2015 

8:30 a.m - 12:00 p.m. 

The Clearbrook Cultural Center 

1 Clearbrook Drive 

Monroe Township, NJ 08831 

CAVL ROUNDTABLE 

Thursday, October 15, 2015 

6:00 p.m - 9:00 p.m. 

The Lincroft Inn 

845 State Highway 34 

Matawan, NJ 07747 

mediation training 

Tuesday, October 20, 2015 

8:30 a.m - 3:00 p.m. 

The Offices of Hill Wallack, LLP 

21 Roszel Road 

Princeton, NJ 08540 

Managers Leadership 

workshop 

Thursday, October 22, 2015 

8:30 a.m - 2:15 p.m. 

Rossmoor Community Association 

2 Rossmoor Drive 


CAI-NJ Staff 


Chapter Executive Director 

larry@cainj.org 

(609) 588-0030, x306 

Laura O’Connor 

Director, Membership & 

Marketing 

laura@cainj.org 

(609) 588-0030, x301 

Education Programs 

Angela Kavanaugh 

Director, Conference 

& Programs 

angela@cainj.org 

(609) 588-0030, x303 

Marla Serafino 

Graphic Designer/ 

Office Administrator 

(609) 588-0030 

2016 Awards Dinner 

Thursday, February 25, 2016 

The Palace at Somerset Park 

Somerset, NJ 

2016 SPRING BREAK PARTY 

Thursday, April 28, 2016 

McCloone’s Pier House 

Long Branch, NJ 

BOARD LEADER 

DEVELOPMENT WORKSHOP 

Saturday, November 7, 2015 

8:30 a.m - 4:00 p.m. 

Clearbrook Community Association 

1 Clearbrook Drive 


manager/business 

partner roundtable 


6:30 p.m - 8:30 p.m. 

The Chart House Restaurant 

1700 Harbor Boulevard 

Weehawken, NJ 07086 

CAI-NJ Website: www.cainj.org 

Jackie Olszewski 

Director, Events 

& Editorial 

jaclyn@cainj.org 

(609) 588-0030, x302 

Ansell Grimm & Aaron, PC 

Bartlett Tree Experts 

Becht Engineering, BT 

Berman & Wright Architecture, 

Engineering & Planning, LLC 

Buckalew Frizzell & Crevina LLP 

CertaPro Painters, Ltd. 

CertaPro Painters of Central New Jersey 

Dan Swayze & Son, Inc., 

Complete Parking Lot Maintenance 

Davison, Eastman & Munoz, P.A. 

DW Smith Associates, LLC 

Eosso Brothers Paving 

Felsen Insurance Services, Inc. 

Giordano, Halleran & Ciesla, P.C. 

Greater New York Mutual 

Insurance Company 

Homestead Management 

Services, Inc., AAMC 

Hueston, McNulty, Attorneys at Law 

KPI 2 Contractors, Inc. 

M. Miller & Son 

Mirra & Associates CPAs, LLC 

Pardini R. Construction Corp. 

Pepper Hamilton LLP 

Premier Management Associates 


Regency Management Group, LLC, AAMC 

Renda Roads, Inc. 

Servpro of Freehold, Middletown, 

So-Jersey City/Bayonne, 

Greater Hunterdon County 

South Shore Construction, Inc. 

Suburban Consulting Engineers, Inc. 

Towne & Country Management, Inc. 

Union Bank Homeowners 

Association Services 

Wilkin Management Group, Inc. 

Young & Associates, LLC 

The New Jersey chapter extends their appreciation 

to the Platinum Sponsors. The funds raised from 

this Sponsorship Program help defray some of the 

costs of the Chapter’s membership services and 

educational programs.

What to Know About 

Service and Emotional 

Support Animals 

in Community 

Associations 

By Steven Mlenak, Esq. 


© iStockphoto.com 


Steven Mlenak, Esq., 


Steven Mlenak, Esq. is an attorney with the 

firm of Griffin Alexander, P.C. Steven concentrates 

a majority of his practice on matters 

involving Community Association Law, New 

Jersey and New York Landlord/Tenant Law, 

Land Use law and Litigation. Mr. Mlenak represents 

community associations, providing 

guidance and general counsel for his client’s 

needs. He handles necessary litigation on 

behalf of community associations as well 

as in construction defect and Fair Housing 

discrimination cases. Mr. Mlenak also works 

closely with Griffin Alexander’s Collections 

Department on behalf of community association 

clients seeking payment of delinquent 

maintenance fees and charges. Mr. 

Mlenak also appears weekly in Landlord/ 

Tenant Court. His representation includes litigation 

of non-payment cases and for-cause 

cases, lease drafting and related litigation 

matters. For more information on Mr. Mlenak 

and Griffin Alexander, P.C., please visit their 

website at lawgapc.com. 

Few topics have garnered more 

attention over the past few 

years than the dramatic increase 

in requests by unit owners seeking 

approval to keep a service or 

emotional support animal (“assistance animal”) 

in communities with pet restrictions. 

While few question the right of an individual 

who truly needs an assistance animal to keep 

the animal in their home, many believe that 

the rise in requests are attributed to those 

seeking to abuse that right. 

Associations that prohibit or limit pet 

ownership are required by law to allow 

owners to keep not only dogs or cats, but 

also other exotic animals such as miniature 

horses, lemurs, and kangaroos, as has been 

required in New Jersey and around the 

country. Boards are then placed in the unenviable 

position of trying to maintain and 

enforce regulations against other unit owners 

who cannot understand why the board does 

not enforce its rules against their neighbors. 

So what does the law require exactly, and 

what are some best practices for associations 

and managers to employ when they receive a 

request for a reasonable accommodation to 

allow an assistance animal? 

Pursuant to the Fair Housing Act (FHA) 

and the Americans with Disabilities Act 

(ADA), housing providers (including com- 

munity associations) are prohibited from 

restricting individuals with physical or mental 

disabilities from having assistance animals 

in their homes or the common elements. If 

an association has a no pets policy in place, 

failure to provide a “reasonable accommodation” 

to a disabled unit owner looking to 

keep an assistance animal would be deemed 

discriminatory, and in violation of these laws. 

While amendments to the ADA limit the 

“Associations that prohibit 

or limit pet ownership are 

required by law to allow owners 

to keep not only dogs or cats, 

but also other exotic animals 

such as miniature horses, 

lemurs, and kangaroos...” 

definition of “service animal” to only include 

dogs and to exclude emotional support animals 

altogether, housing providers are still 

obligated to make reasonable accommodations 

for assistance animals under the FHA. 

To qualify for a reasonable accommodation, 

the applicant must provide documentation 

that (1) the applicant has a physical or 

mental impairment that substantially limits 

one or more major life activities, and (2) the 



ANIMALS...from page 8. 

Individualized Attention. 

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applicant has a need for an assistance animal 

related to their disability. In other words, the 

applicant must prove that he/she is disabled 

and the animal would work, provide assistance, 

perform tasks or services, or provide 

emotional support that helps to alleviate one 

or more of the identified symptoms or effects 

of the applicant’s disability. 

Housing providers are permitted to ask 

questions of the applicant to help determine 

whether they qualify for the reasonable 

accommodation, and it is recommended 

that associations do so, however, 

it is important to do so in a timely fashion 

and not wait for the next board meeting if 

FWH Associates, P.A. has been providing essential services to property 

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• EIFS/Stucco Inspection/Evaluations 

• Land Surveying 

• Water Infiltration Remediation 

• Siding Replacements 

• Balcony Replacement Specifications 

• Building Façade Inspections/ 

Evaluations 

• Parking Garage Inspections/ 

Evaluations 

“If the applicant provides 

documentation that satisfies the 

requirements, the association 

must provide an exception to 

their ‘no pets’ rule...” 

CAI-NJ THANKS 

OUR 2015 

SILVER SPONSORS 

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that meeting is weeks away. For example, 

HUD regulations permit housing providers 

to ask applicants seeking an emotional 

support animal to provide a letter from a 

physician, psychiatrist, social worker, or 

other mental health professional signifying 

that they believe the animal will assist 

in alleviating one or more of the identified 

symptoms or effects of the disability. 

Many associations will also have attorneys 

draft a standard form to be filled out by 

applicants. It is essential for associations 

to rely on their attorneys when preparing 

such a document because HUD regulations 

prohibit certain questions from being 

asked. Sometimes, they are allowed to 

ask no questions at all if the disability 

and disability-related need for the animal 

is apparent (i.e. the applicant is blind). 

Associations should never simply accept 

certificates printed from the internet identifying 

their animal as an assistance animal. 

If the applicant provides documentation 

that satisfies the requirements, the 

association must provide an exception to 

their “no pets” rule or policy to permit 

the applicant to live with and use the 

assistance animal(s) in all areas of the 

premises. Associations may not limit the 

breed, size, weight or species of assistance 

animal that may qualify as an assistance 

animal. Only if the association can prove 

that the specific assistance animal in question 

would pose a direct threat to the 

health or safety of others or would cause 

substantial physical damage to the property 

of others that cannot be reduced or 

eliminated by another reasonable accommodation 

can the association deny the 

request. HUD regulations require that 

the association’s determination that the 

specific animal poses a direct threat be 

based upon an individualized assessment 

with objective evidence about the animal’s 

actual conduct, not mere speculation or 

generalizations about breeds. Finally, it is 

important to note that assistance animals 

are not considered pets. For that reason, 

associations may not charge unit owners a 

pet fee or deposit for keeping the pet. 

As the laws governing discrimination can 

be confusing and could lead to expensive 

and unforeseen litigation, it is highly recommended 

that boards develop a procedure and 

strategy for processing reasonable accommodation 

requests with their attorney. n 

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Sponsored By: 

THANK YOU TO OUR 2015 

BEACH PARTY COMMITTEE 

Chair: 

Ross Catanzarite 

Andrew Beck 

Diane Cody 

Kate Costello 

George Demetriades 

Christine Deviney 

Mary Grill 

Vanessa Hillsdon 

Gene Markin 

Christina Mirra 

Chris Rosati 

Lauren Vadenais 

Kristy Winchock 

The CAI-NJ Beach Party Committee 

hard at working checking guests 

into the event 

THANK YOU TO OUR 2015 BEACH PARTY SPONSORS 

Super Sponsor 


Lanyard Sponsor 

Accent Group 

Photo Booth Sponsor 

Stark & Stark 

Raw Bar Sponsor 

USI Insurance Services 

Tent Sponsors 

mem Property Management 

BELFOR PropertyRestoration 

Beverage Holder Sponsor 

Morris Engineering 

Beverage Cup Sponsors 

Associa Mid Atlantic 

Regal Restoration 

Dinner Napkin Sponsors 

AEV Landscaping 

Union Bank HOA 

Cocktail Napkin Sponsors 

The Falcon Group 

McGovern Legal Services 

Buffet Sponsors 

DW Smith Associates, LLC. 

Grand Bank 

South Shore Construction, LLC. 

Satellite Bar Sponsors 


RSI - Remediation Specialists, Inc. 

Drink Ticket Sponsors 


O & S Associates 

Decoration Sponsors 

Diehl’s Landscaping & Design LTD. 

Law Offices Of Arnold J. Calabrese, P.C. 

Nick’s Home Maintenance Inc. 

Event Sponsors 

Liberty Elevator 

P & A Management, Inc. 

Rapid Pump & Meter Service Company 

mem Property Management 

LAN Exteriors 

Brickman Group 

Karen P. Sackstein, CPA 


GWS Environmental Contractors 

The Shauger Group

2015 Platinum PLUS Sponsors 

Accent Group 

Accurate Reconstruction 

ADP Barlow Insurance 

Altura Construction Company, Inc. 

Amco Pest Services, Inc. 


Becker & Poliakoff, LLP 

BHB/USI Insurance Services 

Brown & Brown Insurance Services 

C & L Services 

Capital One Bank, N.A. 

Cowleys Termite & Pest Services 

The Curchin Group, LLC 

Cutolo Mandel, LLC 

Down to Earth Landscaping, Inc. 

Doyle Brothers Contracting, LLC 

The Falcon Group - 

Engineering, Architecture & 

Energy Consultants 


G&C Electronics Greenbaum, Rowe, 

Smith & Davis, LLP 


Hillcrest Paving & Excavating, Inc. 


JGS Insurance 

Kipcon, Inc. 

L. N. Rothberg & Son, Inc. 

Landscape Maintenance Services, Inc. 



Morris Engineering, LLC 

National Contractors, Inc. 

O&S Associates 

Popular Association Banking 

R M Termite & Pest Control 

Rainbow – G & J Painting, LLC 

Republic Services Of NJ, Inc. 


Stark & Stark 

Taylor Management Company, 

AAMC, AMO 

Valcourt Building Services of NJ, LLC 


Clockwise left to right: Scott Wilton, Sean 

Fitzpatrick, Ross Catanzarite, Sandra Torres and 

Maria Rosa 

Ansell Grimm & Aaron, PC 

Bartlett Tree Experts 

Becht Engineering, BT 

Berman & Wright Architecture, 

Engineering & Planning, LLC 

Buckalew Frizzell & Crevina, LLP 

CertaPro Painters, Ltd. 

CertaPro Painters of 

Central New Jersey 

Dan Swayze & Son, Inc., 

Complete Parking Lot 

Maintenance 

Davison, Eastman & Munoz, P.A. 

DW Smith Associates, LLC 

Eosso Brothers Paving 


Giordano, Halleran & Ciesla, P.C. 

Greater New York Mutual Insurance 

Company 

Homestead Management 

Services, Inc., AAMC 

2015 Platinum Sponsors 

Hueston, McNulty, Attorneys at Law 

KPI 2 Contractors, Inc. 

M. Miller & Son 

Mirra & Associates CPAs, LLC 

Pardini R. Construction Corp. 

Pepper Hamilton LLP 



Regency Management 

Group, LLC, AAMC 

Renda Roads, Inc. 


So-Jersey City/Bayonne, 

Greater Hunterdon County 

South Shore Construction, Inc. 

Suburban Consulting Engineers, Inc. 

Towne & Country Management, Inc. 

Union Bank Homeowners Association 

Services 

Wilkin Management Group, Inc. 

Young & Associates, LLC 

Left to right: Maria Elena Solis, Jennifer Nevins, 


The Rezkom Team at the CAI-NJ Beach Party 

Left to right: Jeffery Schiffman, Barbara Parker and 

Matthew Heon

Left to right: Steve Dicker, Tage Franks, Sylvie 

Vela, Graceanne Welsh and Iris Hersh 

CAI-NJ Beach Party SUPER SPONSORS 

Left to right: Susan Radom, Mark Wetter, 

Vanessa Hillsdon and Dan O’Brian 

Left to right: Jessica Chelkowski, Mohammed 

Salyani and Danielle Pustay 

Left to right: Nicole Costa- Frei, Pam Illiano and 

Debbie Pasquariello 

Left to right: Janet Curtis, Marilyn Curtis, Louis 

Curtis and Martin McGinn 

Left to right: Scott Palmieri, Renee Miraglia, 

Christine and Joe Deviney of RSI- Remediation 

Specialists, Inc. 

Left to right: AJ Dragoni, Bonnie Bertan, James 

Bertan and MJ Kaiser

EW FOR 2015 

OOTH 

NEW AT THE 2015 BEACH PARTY 

Guests Enjoy the Photo Booth Sponsored by Stark & Stark

Zombie Foreclosures 

By Thomas C. Martin, Esq., Partner 

Price, Meese, Shulman & D’Arminio, P.C. 



Thomas C. Martin, Esq., 

Partner, Price, Meese, 

Shulman & 

D’Arminio, P.C. 

Thomas C. Martin, Esq. is a Partner in 

the law firm Price, Meese, Shulman & 

D’Arminio, P.C., Woodcliff Lake, New 

Jersey. Mr. Martin has been an active 

Member of the New Jersey Chapter of 

the Community Association’s Institute for 

over a decade and during that time has 

been serving on the Legislative Action 

Committee. He also served as the Chair 

of the Legislative Action Committee from 

2011-2012. Mr. Martin’s practice is devoted 

primarily to community association law 

addressing all manner of issues affection 

common interest ownership associations 

including formation, transition, general corporate 

counseling, contracts, enforcement 

of governing documents, maintenance fee 

issues and defense of personal injury/ 

property damage claims. 

“Self-defense is Nature’s 

eldest law.” 

— John Dryden, 

English Poet Laureate, 1668. 

We are talking about “self-defense” in the 

legislative sense. 

Here is the issue: 

Help! My association is littered with a 

substantial number of units or homes, as the 

case may be, which are either abandoned, 

unoccupied or are occupied but the owner 

has not been paying maintenance fees for 

quite some time. The lenders for these units 

say they foreclosed but nothing seems to 

be happening. A recent new term has been 

coined calling these “Zombie Foreclosures.” 

We all know the reality of the current 

situation and the flood of foreclosures. A 

foreclosure can take years (sometimes several 

years) to complete. Oftentimes, once 

a final judgment is entered in foreclosure, 

it takes more time to have a sheriff’s sale 

scheduled and even more time on top of that 

to finally complete the transfer of ownership 

by recording the deed. It is that recording of 

the deed (delivery transfers title) that transfers 

ownership and thus the responsibility of 

the new owner to pay maintenance fees on a 

going-forward basis. 

As common interest ownership associations, 

how do we address this? How can 

we protect our equity? How can we defend 

against having to, in essence, pay for or 

subsidize these delinquent units as these 

“Zombie Foreclosures” aimlessly wander? 

“Self-defense” in the legislative sense, 

is what the volunteer members of the 

Legislative Action Committee are diligently 

working to get new legislation passed to 

change the landscape in this area. 

For example, we are working on Assembly 

Bill A3793, which includes a companion 

bill in the State Senate designated S2545. 

The bill is designed to address and expedite 

these “Zombie Foreclosures” and it 

is entitled a bill that “concerns expedited 

process for foreclosing vacant and aban- 



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doned residential properties in uncontested 

actions.” Although no one can guaranty 

passage of any particular bill, the volunteers 

of the Legislative Action Committee 

of the Community Associations Institute 

are working with our governmental affairs 

group, MBI GluckShaw. We are proud 

that we have been able to gather substantial 

support in the legislature for this bill with 

a number of prominent legislative sponsors 

and co-sponsors. 

In summary, the proposed bill provides 

“self-defense,” so to speak, to common interest 

ownership associations by empowering 

associations to advance a foreclose on 

a realistic expedited basis and/or to ask a 

Court to appoint a receiver for the vacant 

and abandoned unit. In common parlance, if 

the lender’s “Zombie Foreclosure” continues 

on its aimless, wandering journey with no 

end in sight, these bills allow associations to 

use “self-defense” to either force the lender 

complete its foreclosure by a date certain or 

allow it to obtain a court-appointed receiver 

over the unit. The receiver then has the 

power to rent the unit. Monthly rent can, at 

times, well exceed the monthly maintenance 

fee. Thus, with a receiver and rental income, 

it is possible to keep the unit current on 

the maintenance fees and is possible to pay 

down the past due debt of the abandoning 

unit owner. 

Of course, there are other current remedies 

available including enforcement of a 

judgment against a delinquent unit owner. 

Nevertheless, we believe the legislation, and 

procedure as outlined above, will help provide 

common interest ownership associations 

with a powerful tool. With this legislation, 

the lender is strongly incentivized to 

conclude its “Zombie Foreclosure” while, 

at the same time, common interest ownership 

associations are given the ability to 

use “self-defense” against these “Zombie 

Foreclosures.” 

This is a substantial, and, at times, a rather 

lengthy process. Of course, the Legislative 

Action Committee of the Community 

Associations Institute in concert with our 

governmental affairs group has to assess and 

account for others who may have substantial 

opposing interests against anything that 

helps common interest ownership associations 

address and correct the problem. After 

all, common interest ownership associations 

did not create the “Mortgage Meltdown” or 

set “Zombie Foreclosures” on their path of 

destruction. Nevertheless, common interest 


ownership associations are the entities that 

have to deal with the consequences. For 

example, representatives of the lender would 

not likely appreciate having to live next to 

an unkempt vacant or abandoned property. 

In the same vein, we also do not believe 

representatives of the lenders would appreciate 

having to pay more to repeatedly plug 

gaping budget holes because of a substantial 

number of vacant or abandoned properties 

existing on site. 

Similarly, we are also working to advance 

a bill to substantially accelerate foreclosures 

that are uncontested by the unit owner 

although that unit owner may still reside 

and is otherwise in occupancy of the unit. 

Moreover, and as we detailed in other recent 

reports on this subject, we are taking a 

multi prong approach by working to make 

changes to other existing laws to try increase 

our ability to enforce the maintenance fee 

requirements of our governing documents. 

Of course, the goal is to stop these “Zombie 

Foreclosures” and return the affected units 

back to the current maintenance fee rolls of 

as many associations as possible. 

At the same time, we are working together 

to try to navigate a course through the legislature 

that accomplishes these important 

purposes while trying to avoid unnecessary 

contention with other interested parties. 

This is not an easy or simple task by any 

means. But we will continue to make every 

effort to get the concerns and needs of our 

membership properly addressed in Trenton 

and so our voices can be heard. 

845-357-9800 

www.conservconstruction.com 

In conclusion, as volunteers of the 

Legislative Action Committee of the 

Community Associations Institute, we are 

working for solutions that can provide an 

element of “self-defense” against “Zombie 

Foreclosures.” n 

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Help Communities Resolve 

Disputes Outside of Court 

Become a mediator or refresh your mediation skills as part of the 

CAI-NJ Alternative Dispute Resolution Program. 

Mediation is a non-adversarial approach in which a neutral party, the mediator, guides disputing parties through the 

resolution process to reach a mutually acceptable agreement. CAI-NJ is sponsoring the Mediation Training Program 

for a limited number of registrants to fill the critical need of providing affordable mediation services by persons who 

are experienced in community association matters. 

Facilitators: 

Ronald L. Perl, Esq., CCAL 

Hill Wallack LLP 

CAI National President - 2007 

CAI-NJ President - 1987 

Adjunct Professor, Seton Hall University Law 

School 

Paul Santoriello, PCAM 

President, Taylor Management Company, 

AAMC, AMO 

CAI-NJ President - 2011 

Location: 

The Offices of Hill Wallack, LLP 

21 Roszel Road 

Princeton, NJ 08540 

Date: 

Tuesday, October 20, 2015 

Time: 

8:30 a.m. : Registration & Breakfast 

9:00 a.m. – 3:00 p.m.: Mediation Training 

Lunch will be provided 

CHAPTER ADR PROGRAM: By successfully completing this Mediation Training Course you will be placed on the CAI-NJ 

list of mediators for the CAI-NJ ADR Program. Being on the list of qualified mediators allows you to be chosen to mediate 

community disputes through the CAI-NJ ADR Program. Each registrant will receive a certificate of completion which will also 

be kept on file at the office of CAI-NJ. 

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) 

Name/Designation: ________________________________ 

Association/Company: _____________________________ 

Address: _______________________________________ 

City, State, Zip: ___________________________________ 

Phone: _________________________________________ 

E-mail: _________________________________________ 

Register by: 9/25 After 9/25 

CAI-NJ Members: $250 $300 

CAI-NJ has a 72-hour cancellation policy. 

Total: $ ________________ 

*Cardholder acknowledges receipt of goods and/or services 

in the amount of the total shown hereon and agrees to 

perform the obligations set forth in the cardholder’s 

agreement with issuer. 

Payment Methods: 

1.) Pay by check, payable to CAI-NJ. Mail completed 

form and payment to: 

CAI-NJ 

Attn: ADR Training Program 

1675 Whitehorse-Mercerville Road, Suite 206 


2.) Pay by credit card. Please fax to (609) 588-0040 

Cardholder Name: ___________________________________ 

Card Number: _______________________________________ 

Exp. Date: __________________________________________ 

Security Code: _______________________________________ 

Cardholder Signature: ________________________________ 

20 Questions? • Community Call Trends 609-588-0030 ® or visit www.cainj.org 

October 2015

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The 

A Conundrum 

for Many 

By Carol Koransky, CPA, MBA, 




Carol Koransky, CPA, 

MBA, Wilkin & 

Guttenplan, P.C. 

Carol Koransky, CPA, MBA, is a principal 

with Wilkin & Guttenplan, P.C. Wilkin 

& Guttenplan is a medium sized public 

accounting firm located in East Brunswick, 

NJ, founded in 1983, and serving closelyheld/middle 

market businesses and their 

owners, high-net worth individuals, sports 

and entertainment, medical/healthcare 

practices and a multitude of real estate entities 

as well as a number of niche markets. 

Wilkin & Guttenplan is recognized as one of 

NJ’s top mid-sized businesses according to 

NJBIZ Best Places to Work in NJ, recently 

ranking #2 and #1 in a prior year. 

Before we know it, the audit season 

will be upon us. But what does that 

really mean? Most board members 

know that association financial statements 

need to be audited. Not all board members 

understand what an audit is, what an 

auditor does and why the audited financial 

statements may differ from the financial 

statements generated by management. 

Understanding these issues will help board 

members gain an understanding of the audit 

process and what the audit tells them. 

What is an audit? 

The objective of an audit is to give an opinion 

on the financial statements. The opinion 

is not whether the financial statements are 

“good” or “bad”. The opinion does not say 

whether the association is in good financial 

condition or in dire straits. Rather, the 

audit opinion relates to whether the financial 

statements are presented fairly, in all material 

respects, in accordance with generally 

accepted accounting principles. In laymen’s 

terms, do the financial statements accurately 

reflect the true financial position of the 

association —good or bad? An “unmodified” 

opinion (“a clean opinion”) means just 

that, the financial statements reflect reality. 

A modified opinion means that certain 

accounting issues are not presented in accordance 

with generally accepted accounting 

principles so the statements may not reflect 

the actual financial position. 

It is important to note that our audit opinion 

uses the terms “in all material respects”. 

This means that we evaluate if any particular 

line item is material to the financial statements. 

An audit does not look at each and 

every asset, liability, expense, or income item. 

Board members should understand that what 

may appear material to them personally may 

not be material to the association. Since the 

report does not give an opinion on the state 

of the association’s finances it is important 

for the board to review the financial state- 



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AUDIT...from page 22. 

ments with the auditor to understand the 

state of affairs. Some of the key financial 

indicators (and related follow up questions) 

to think about would include: 

• Is there an operating fund deficit? (Should 

fees be raised? Is a special assessment 

needed?) 

• Is there an interfund balance (Have 

monthly transfers of funding been done on 

time? Are there adequate funds to make 

these transfers? Are expenses coded to the 

correct fund?) 

• Is there a deferred maintenance fund? 

(Are there expenses that are incurred less 

frequently than annually that would benefit 

from setting up a fund?) 

• Are certain expenses significantly over 

budget? (Is the budget accurate? Should 

the Association special assess for specific 

overages? Should the budget be increased 

in future years? Is spending monitored 

against budget?) 

• Has cash been segregated for the replacement 

fund? (Is there enough accumulated 

cash to segregate into separate funds? Is 

funding based on a study?) 

What does an auditor do? 

An audit involves many procedures, a 

few of which are detailed in this paragraph. 

During the audit, an auditor gains an understanding 

of the internal controls in place by 

the association. This is important to help 

plan the audit and the testing that is necessary. 

Auditors make recommendations to management 

for suggestions for improvements based 

on this understanding. An audit includes a 

review of individual invoices and contracts 

to support the transactions recorded in the 

general ledger. This includes reviewing the 

mathematical accuracy of an invoice as well 

as the appropriate expense classification in 

the general ledger. An auditor’s review of 

an invoice unfortunately cannot indicate if 

the association got a “good deal” on certain 

expenditures or overpaid for a service. The 

audit also includes reviewing disbursements 

incurred and receipts received after year end 

to determine if the expenses /income relate to 

the year under audit and should therefore be 

included in the audited financial statements. 

An auditor will also confirm directly with 

banks and other financial institutions cash 

and loan balances to ensure these balances are 

appropriately stated. Another major procedure 

that auditors do is to read all minutes of 

board meetings to ensure they are aware of 

any board discussions or decisions that may 

have an impact on the financial statements. 

The financial statements include a number 

of footnote disclosures that give the reader 

more detail as to the accounting policies followed 

as well as details about certain specific 

line items in the financial statements. The 

auditor must make sure that he or she gathers 

enough information during the audit to 

properly disclose these matters. It is important 

to note, that while the auditor may propose 

entries to management as a result of the 

audit procedures, the audit does not include 

basic accounting procedures (e.g. bank reconciliations, 

reconciling accounts receivable 

and accounts payable subsidiary ledgers and 

other general ledger accounts). That is the 

responsibility of management. 

Why do the audited financial 

statements differ from 

management’s internally 

generated financial statements? 

The audited financial statements may differ 

for a variety of reasons including the 

timing of the audit, management’s method of 

accounting, circumstances arising after year 

end or accounting standards that the audit 

must follow that may not be followed by 

management in the generation of the internal 

financials statements, not errors. A few of 

these are discussed below; 

• Timing of audit – as discussed in the above 

paragraph, the auditor will review invoices 

and receipts received after year end. If 

certain items relate to the year under audit, 

the auditor will propose to management 

that it journal entries to record and reflect 

this information in the correct year. 

• Method of accounting – the audited financial 

statements must be prepared on the 

accrual basis of accounting. Often the 

Association’s records are maintained on a 

Specialty Building Systems 

“During the audit, 

an auditor gains an 

understanding of the 

internal controls 

in place by the 

association.” 

cash or modified cash basis. An example is 

a special assessment that is being collected 

over a period longer than a year but relates 

to an expense that has already occurred. 

In this case, in the audited financial statements 

the whole amount is recorded as 

income and the balance not yet due is set 

up as a receivable. Therefore, the auditor 

will often propose journal entries to present 

the financial statements on an accrual 

basis. 

• Circumstances arising after year end – 

Certain activities occurring after year end 

such as resolution of lawsuits, resolution 

of disputed invoices, write-offs or payments 

on delinquent accounts to name 

a few, would also require the auditor to 

propose journal entries to management. 

These journal entries would cause the 

audited financials to differ from the internally 

generated financials. 

Clearly, we can see that the audit as performed 

by an independent CPA, is an 

important process that gives the board as 

well as all readers of the financial statements 

very valuable information as to it’s 

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in-depth understanding of the association’s 

financial position, the board should turn to 

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ROUNDT ABLE 

2015 

S E R I E S 

Topics: 

• HR session – The hiring process 

and what to watch out for 

once you hire, employee evaluations, 

disability, family leave 

and “Hire Slow, Fire Fast.” 

• Relationship building through 

association membership. 

• Navigating the management 

company maze and how to 

effectively communicate with 

management companies 

Business Partner Best Practices 

Roundtable Discussion and 

Networking Reception 

Designed by Business Partners 

for Business Partners 

Name: ____________________________________________________________ 

Business Partners will have the 

opportunity to participate 

in all three roundtable topics. 

Two networking sessions (6:30 p.m. - 7:15 p.m. and 

8:45 p.m. - 9:30 p.m.) 

All attendees are invited to join the Managers 

Roundtable attendees for the networking sessions. 

Date: Thursday, November 19, 2015 

Location: 

Agenda: 

The Chart House Restaurant 

Lincoln Harbor Pier D-T 

1700 Harbor Blvd. 


6:30 p.m. - 7:15 p.m.: Cocktail reception 

and networking with Managers 

7:15 p.m. - 8:45 p.m.: Roundtables 

8:45 p.m. - 9:30 p.m.: Dessert reception 

and networking with Managers 

Space is limited. Attendees are strongly encouraged 

to register by Friday, November 13, 2015. 

Pre-registration is required. 

If you register for this program and cannot attend, 

please call the chapter office at (609)-588-0030 to 

cancel. 

Questions? Email Angela Kavanaugh at Angela@cainj. 

org or call (609) 588-0030. 

CAI Designation(s): ________________________________________________ 

Company Name: _________________________________________________ 

Address: __________________________________________________________ 

City, State, Zip: ____________________________________________________ 

Phone: ___________________________________________________________ 

Fax: _______________________________________________________________ 

Email: _____________________________________________________________ 

Registration Fees: 

CAI-NJ Business Partner Members: $50.00 

Non-Members: $100.00 

CAI-NJ has a 72-hour cancelation policy 

Payment Options: 

TOTAL: $_________________ 


1.) Pay by check, payable to CAI-NJ. 

Mail completed form and payment to: 

CAI-NJ 

Attn: 2015 Business Partners Roundtable 



2.) Pay by credit card. Please fax to (609) 588-0040. 

Or email to angela@cainj.org. 

Cardholder Name: ________________________________________________ 

Card Number:_ ____________________________________________________ 

Exp. Date: ___________________Security Code:_______________________ 

Cardholder Signature: _____________________________________________ 

*Cardholder acknowledges receipt of goods and/or services in the 

amount of the total shown hereon and agrees to perform the obligations set forth in the 

cardholder’s agreement with issuer 

For CAI-NJ Office Use Only 

Exp:____________________ 


ROUNDT ABLE 

2015 

S E R I E S 

Topics: 

• How to improve your property’s 

curb appeal 

• Fire Safety ordinance and 

emergency planning 

• How to read blue prints 

• Green Energy recommendations 

and grants 

• Legislative Update 

• Elevator maintenance 

Managers will have the opportunity 

to participate in four of the six 

roundtable discussions. 

Two networking sessions (6:30 p.m. - 7:15 p.m. and 

8:45 p.m. - 9:30 p.m.) 

All attendees are invited to join the Business Partner 

Roundtable attendees for the networking sessions. 

Managers Best 

Practices Roundtable 

Discussion and 

Networking Reception 

Sponsored By: 

City Fire Equipment Company, Inc. 

The Falcon Group - Engineering, Architecture 

& Energy Consultants 

Lawns By Yorkshire, Inc 

Liberty Elevator Corporation 


Name: ________________________________________________________ 

CAI Designation(s): ____________________________________________ 

Date: Thursday, November 19, 2015 

Location: The Chart House Restaurant 

Lincoln Harbor Pier D-T 

1700 Harbor Blvd. 


Agenda: 

6:30 p.m. - 7:15 p.m.: Cocktail reception 

and networking with Business Partners 

7:15 p.m. - 8:45 p.m.: Roundtables 

8:45 p.m. - 9:30 p.m.: Dessert reception and 

networking with Business Partners 

Space is limited. Attendees are strongly encouraged to 

register by Friday, NOVEMBER 13, 2015. 

Pre-registration is required. 

If you register for this program and cannot attend, please 

call the chapter office at (609)-588-0030 to cancel. 

Questions? Email Angela Kavanaugh at Angela@cainj.org 

or call (609) 588-0030. 

Company Name: _____________________________________________ 

Address: ______________________________________________________ 

City, State, Zip: ________________________________________________ 

Phone: _______________________________________________________ 

Fax: ___________________________________________________________ 

Email: _________________________________________________________ 

Registration Fees: 

CAI-NJ MGR/MGMT Co. Members: FREE 

Non-Members: $25.00 

CAI-NJ has a 72-hour cancelation policy 


TOTAL: $_________________ 


1.) Pay by check, payable to CAI-NJ. 

Mail completed form and payment to: 

CAI-NJ 

Attn: 2015 Roundtable Discussion 




Or email to angela@cainj.org. 

Cardholder Name: ____________________________________________ 

Card Number:_ ________________________________________________ 

Exp. Date: ___________________Security Code:______ 

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䜀伀䰀䐀䌀伀䄀匀吀 

刀伀唀一䐀吀䄀䈀䰀䔀 

Cardholder Signature: _________________________________________ 


amount of the total shown hereon and agrees to perform the obligations set forth in 

the cardholder’s agreement with issuer 


Exp:_______ 


The New Jersey Nonprofit 

Corporation Act And How 

It Can Enhance 

The Quality Of Life 

In A Community 

Association 

By Paul Leodori, Esq., 

Law Offices of Paul Leodori, P.C. 



Paul Leodori, Esq., 

Law Offices of Paul 

Leodori, P.C. 

Paul Leodori, Esq., is the managing attorney 

of the Law Offices of Paul Leodori, P.C. 

in Medford, New Jersey and he has been 

representing both community association 

boards and individual members throughout 

New Jersey for many years. He is 

Vice Chair of the NJCAI Litigation Action 

Committee and frequently lectures on community 

association issues and topics. 

When the development of planned 

residential communities first 

became popular, the manner in 

which communities were to be governed varied 

greatly. At times, the structure and management 

of a community would be described 

in its governing documents, but no formal 

entity was created. Over time, the scriveners 

of governing documents began to evaluate 

the benefits of incorporation and, more 

often than not, favored incorporation, for a 

variety of reasons. It became apparent that 

incorporation of the entity governing a community 

benefitted both its governing board 

and its membership by minimizing personal 

liability, maintaining continuity and longevity, 

and allowing a community association 

to reap the benefits statutorily afforded by 

the New Jersey Nonprofit Corporation Act, 

N.J.S.A. 15A:1-1 et seq. (hereinafter referred 

to as the “Nonprofit Act”). 

The Nonprofit Act became effective on 

October 1, 1983 and was to “be liberally 

construed and applied to promote its underlying 

purposes and policies.” The intention 

of the Nonprofit Act was “to make the law 

governing nonprofit corporations as nearly 

compatible with the New Jersey Business 

Corporation Act (N.J.S.A. 14A:1-1 et seq.) 

as may be practicable, subject to the particular 

requirements of nonprofit corporations.” 

See N.J.S.A. 15A:1-1. 

There are some salient aspects of the 

Nonprofit Act which can be especially useful 

tools in the governance of community 

associations. Although the entire Nonprofit 

Act obviously applies, there are certain components 

which can be especially beneficial to 

moving a community forward. 

By way of example, the following are particularly 

noteworthy: 

1. N.J.S.A. 15A:3-1 General Powers: There is 

a litany of powers, some general and some 

express, that are conferred on a board 

subject to the Nonprofit Act. Perhaps the 

most flexible feature is N.J.S.A. 15A:3-1 

a (16) which empowers a board to “have 

and exercise all other powers necessary or 

convenient to effect any of the purposes 

for which the corporation is organized.” 

Oftentimes community association boards 

wonder whether and to what extent it has 

the “authority” to take a certain action 

because the governing documents are silent 

as to whether or not the desired action can 

be taken. In such circumstances, the above 




NON-PROFIT CORP. ACT...from page 28. 

“catch-all” language can be the basis for 

authorizing conduct, provided same is, 

in fact, “necessary or convenient” to the 

community. Certainly this language is not 

meant to give a nonprofit board unfettered 

freedom to exclusively impose its 

will upon a community contrary to the 

governing documents (e.g. condominium 

master deeds, homeowner association declarations 

of covenants and restrictions and 

by-laws). Rather, as a general proposition, 

the Nonprofit Act helps to fill in the gaps 

for boards seeking authorization in situations 

when the governing documents are 

otherwise silent. 

2. N.J.S.A. 15A:5-3 Special meetings of members: 

The Nonprofit Act confers authority 

on “the president or the board”, or, 

“upon the application of not less than 

10% of all the members entitled to vote at 

a meeting” to apply to the Superior Court 

to have a special meeting. In situations 

that leave a community frustrated in not 

having a meeting to address an issue, the 

Nonprofit Act can be invoked to allow 

a special meeting to be ordered by the 

Superior Court. 

3. N.J.S.A. 15A:5-23 Review of elections by 

superior court: The Nonprofit Act gives 

“a member entitled to vote at the election” 

the right to have “any election . . . 

reviewed by the Superior Court in a summary 

manner”. Unfortunately, from time 

to time, elections can become emotional 

and circumstances can develop whereby 

some of those running for office and/or 

those voting members of the community 

are so dissatisfied they feel compelled to 

have “someone” with authority review 

the election. The Nonprofit Act indeed 

provides those in a community with this 

opportunity for judicial oversight. 

4. N.J.S.A. 15A:14-2 Jurisdiction of the 

Superior Court; appointment of a receiver: 

The Nonprofit Act allows for creditors, 

“at least 10% of the members” or the 

Attorney General to seek the appointment 

of a receiver if the Nonprofit is insolvent 

and if “the activities of the corporation 

are being conducted in violation of its 

certificate of incorporation”. Again, if 

circumstances become dire, those living in 

a community governed by the Nonprofit 

Act can seek redress in the Superior Court 

to correct improper activities. 

In conclusion, those having the good 

fortune to be living in a residential community 

which is subject to the Nonprofit Act 

should feel comforted with the knowledge 

that the New Jersey Legislature has passed 

legislation to address matters which can 

enhance one’s quality of life and investment 

in a community. n 


A leadership workshop for managers to build 

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will cover 

workshop 

goal setting 

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assessing 

build 

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for a team, to assessing build 

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DON’T MISS SESSION 1 AT THE CONFERENCE & EXPO 

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environment and staff efficiencies. 

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Program will cover goal setting for a team, assessing 

ON SATURDAY, SEPTEMBER 26, 2015 

and motivating staff, building a collaborative 

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DON’T MISS environment SESSION 1 and AT THE staff CONFERENCE efficiencies. & EXPO 

䰀圀䔀伀䄀 Utilizing 刀䐀䬀䔀刀匀 the 匀 KASH 䠀伀䤀 BOX 倀㔀 Leadership model for professional ON SATURDAY, development. SEPTEMBER 26, 2015 

Will be presented at the Conference & Expo DON’T on Saturday, MISS SESSION September 1 AT THE 26, CONFERENCE 2015 & EXPO 

圀伀刀䬀匀䠀伀倀㔀 

ON SATURDAY, SEPTEMBER 26, 2015 

Utilizing the KASH BOX Leadership model for professional development. 

Will be presented at the Conference & Expo on Saturday, September 26, 2015 

CONTINUING EDUCATION Utilizing NOTICE: the KASH BOX Leadership model Hunter for vs. professional Farmer - Hunter development. or Farmer. The distinction between 

By successfully completing Will be this presented program, the at the Conference & Expo managing on Saturday, and leading. September 26, 2015 

CONTINUING 

New Jersey Chapter 

EDUCATION 

of Community 

NOTICE: 

Associations Institute 

Hunter 

Speakers: 

vs. Farmer - Hunter or Farmer. The distinction between 

By 

(CAI-NJ) 

successfully 

will approve 

completing 

a full day 

this program, 

of credit for 

the 

this program 

managing 

Mark Alper 

and 

– The 

leading. 

Gershen Group 

New 

towards CONTINUING Jersey 

the 

Chapter 

Professional EDUCATION of Community 

Management NOTICE: Associations 

Development 

Institute Speakers: Hunter Chuck vs. Graziano, Farmer CPM, - Hunter PCAM or Farmer. - The distinction between 

(CAI-NJ) 

Program By successfully will 

(PMDP). 

approve completing a full day this program, of credit for the this program Mark managing Associa 

Alper 

Mid-Atlantic-Saddle and – The leading. Gershen Group 

Brook 

towards New Jersey the Chapter Professional Community Management Associations Development Institute Chuck Speakers: Graziano, CPM, PCAM - 

Program (CAI-NJ) will (PMDP). approve a full day of credit for this program Mark 11:45 

Associa Alper a.m.-12:30 

Mid-Atlantic-Saddle – The p.m. Gershen Lunch Group Brook 

Date: towards the Professional Thursday, Management October 22, 2015 Development Chuck 12:30 p.m.-1:30 Graziano, p.m. CPM, PCAM - 

Location: Program (PMDP). Rossmoor Community Association 

11:45 Associa a.m.-12:30 Mid-Atlantic-Saddle p.m. Lunch Brook 

Date: Thursday, 

The Ballroom 

October 22, 2015 

12:30 

Strategic 

p.m.-1:30 

Planning, 

p.m. 

Time Management, and Staff Efficiency 

Location: Rossmoor 

2 Rossmoor 

Community 

Drive 

Association 

11:45 This session a.m.-12:30 will focus p.m. on Lunch developing and implementing a 

Date: The 

Monroe Thursday, Ballroom 

Township, October NJ 22, 08831 2015 

Strategic 12:30 strategic p.m.-1:30 plan 

Planning, 

as p.m. it relates 

Time Management, 

to community 

and 

operations. 

Staff Efficiency 

Tips on 

Location: 2 Rossmoor Community Drive Association 

This 

using 

session 

a plan 

will 

to 

focus 

incorporate 

on developing 

time management 

and implementing 

and staff 

a 

SCHEDULE: 

Monroe The Ballroom Township, NJ 08831 

strategic Strategic efficiency 

plan Planning, benchmarks 

as it relates Time will Management, to 

be 

community 

included. and operations. Staff Efficiency Tips on 

8:30 a.m.-9:00 a.m. 2 Rossmoor Registration Drive & breakfast 

using This Speakers: session a plan will to focus incorporate on developing time management and implementing and staff a 

SCHEDULE: 

9:00 a.m.-11:45 a.m. Monroe Township, NJ 08831 

efficiency strategic Scott Bresnick plan benchmarks 

- as FirstService it relates will to Residential, 

be community included. 

AAMC operations. Tips on 

8:30 a.m.-9:00 a.m. Registration & breakfast 

Speakers: using Jennifer a plan Nevins to incorporate - DW Smith Associates, time management LLC and staff 

9:00 

Hiring, SCHEDULE: a.m.-11:45 

Assessing 

a.m. 

and Retaining the RIGHT Staff - This session 

Scott efficiency Bresnick benchmarks - FirstService will Residential, be included. AAMC 

will 8:30 cover a.m.-9:00 topics a.m. on interviewing, Registration hiring, & breakfast job descriptions, succession 

9:00 a.m.-11:45 Assessing 

Jennifer Speakers: 1:30 p.m.-2:15 

Nevins 

p.m. 

- DW Smith 

Panel 

Associates, 

Q&A 

LLC 

Hiring, 

planning, a.m. and 

skill 

Retaining 

assessment, 

the 

and 

RIGHT 

performance 

Staff - This session 

reviews. Scott Bresnick - FirstService Residential, AAMC 

will 

Speakers: 

cover topics on interviewing, hiring, job descriptions, succession 

1:30 Jennifer Questions? 

p.m.-2:15 Nevins Contact 

p.m. - DW Smith Angela 

Panel Associates, Q&A 

angela@cainj.org LLC or 

Tracey Hiring, Assessing Armstrong, 

planning, and skill 

Esq. Retaining assessment, 

– Davison, the and 

Eastman RIGHT performance Staff & Munoz, - This session reviews. 

PA 609-588-0030 

Speakers: 

Ed will Guttenplan, cover topics CPA, on interviewing, CGMA, MBA hiring, – Wilkin job & descriptions, Guttenplan succession 

P.C. 

Questions? 1:30 p.m.-2:15 Contact p.m. Angela Panel Q&A at angela@cainj.org or 

CAI-NJ Tracey advises Armstrong, planning, 

that for training, 

skill 

marketing Esq. assessment, – or Davison, other purposes, 

and Eastman this event 

performance 

may & be Munoz, recorded, videotaped 

reviews. PA they 609-588-0030 

provide on registration forms including all designations, certifications, accreditations 

and/or photographed. By attending this event, the registrant(s) consents to the use of his or her image 

by 

Ed Speakers: 

and 

CAI-NJ 

Guttenplan, 

and agrees to waive 

CPA, 

any claim 

CGMA, 

for the use of 

MBA 

his or her 

– Wilkin 

image, including 

& Guttenplan 

without limitation, 

P.C. Questions? licenses by the company Contact or the individual Angela employee. at Concerns angela@cainj.org about the validity of non-CAI or 

designations, certifications, accreditations, and licenses should be directed to the specific company or 

the Tracey appropriation Armstrong, of his of her image Esq. for commercial – Davison, purposes Eastman or the invasion & of Munoz, his or her privacy. PA individual 609-588-0030 

in question. Removal of designations, certifications, accreditations, and licenses by CAINJ 

CAI-NJ advises that for training, marketing or other purposes, this event may be recorded, videotaped they will only provide take on place registration upon the forms submission including of a all letter designations, written by certifications, the official credentialing accreditations and/or licensing 

and/or Please Ed note: photographed. Guttenplan, CAI-NJ only By reviews attending CPA, CAI this designations, CGMA, event, the registrant(s) certifications, MBA – consents Wilkin and accreditations to the & Guttenplan use of his for or validity her image and P.C. and body licenses to CAI-NJ. by the company or the individual employee. Concerns about the validity of non-CAI 

by current CAI-NJ status. and Registrants agrees to waive are advised any claim that for each the individual use of his or company her image, is solely including responsible without for limitation, the content designations, certifications, accreditations, and licenses should be directed to the specific company or 

the CAI-NJ appropriation advises that of for his training, of her image marketing for commercial or other purposes, or this the event invasion may be of his recorded, her privacy. videotaped individual they provide in question. registration Removal forms of including designations, all designations, certifications, certifications, accreditations, accreditations 

and licenses by CAINJ 

and/or photographed. By attending this event, the registrant(s) consents to the use of his or her image will and only licenses take by place the company upon the or submission the individual of a letter employee. written Concerns by the official about credentialing the validity of and/or non-CAI licensing 

Please by CAI-NJ note: and CAI-NJ agrees only to waive reviews any CAI claim designations, for the use certifications, of his or her image, and accreditations including without for validity limitation, and body designations, to CAI-NJ. certifications, accreditations, and licenses should be directed to the specific company or 

current the appropriation status. Registrants of his of Managers are her advised image for that commercial each Leadership individual purposes company or the Workshop 

is invasion solely responsible of his or her for privacy. the content individual Payment in question. Methods: Removal of designations, certifications, accreditations, and licenses by CAINJ 

will 1.) only Pay take place by upon check, the submission payable of a letter to CAI-NJ. written by the official credentialing and/or licensing 

Please note: CAI-NJ only reviews CAI designations, certifications, and accreditations for validity and body to CAI-NJ. 

current status. Registrants are advised that each individual company is solely responsible for the content Mail completed form and payment to: 

Name: _______________________________________________________ 

Managers Leadership Workshop 

Payment CAI-NJ Methods: 

1.) Pay by Attn: check, 2015 payable Mgr. Leadership to CAI-NJ. Workshop 

CAI Designation(s): Managers ___________________________________________ 

Leadership Workshop 

Payment Mail completed 1675 Methods: Whitehorse-Mercerville form and payment Road, to: Suite 206 

Name: Company _______________________________________________________ 

Name: 1.) Pay by CAI-NJ Mercerville, check, payable NJ 08619 to CAI-NJ. 

Attn: 2015 Mgr. Leadership Workshop 

Address: CAI Designation(s): _____________________________________________________ 

2.) Mail Pay by completed credit card. form Please and payment fax to (609) to: 588-0040. 

Name: _______________________________________________________ Or email 1675 CAI-NJ to angela@cainj.org Whitehorse-Mercerville call Road, 609-588-0030. Suite 206 

City, Company State, Name: Zip: _______________________________________________ 

Mercerville, Attn: 2015 Mgr. NJ 08619 Leadership Workshop 

CAI Designation(s): ___________________________________________ 

Phone: Address: ______________________________________________________ 

2.) Cardholder Pay by 1675 credit Name: Whitehorse-Mercerville card. ___________________________________________ 

Please fax to Road, (609) 588-0040. Suite 206 

Company Name: ____________________________________________ Or email to angela@cainj.org or call 609-588-0030. 

Fax: City, __________________________________________________________ 

State, Zip: Card Number:_ 

Mercerville, 

_______________________________________________ 

NJ 08619 

Address: _____________________________________________________ 


Phone: Email: ________________________________________________________ 

Cardholder Exp. 

Or email 

Date: 

to 

___________________Security 

angela@cainj.org Name: ___________________________________________ 

or call 609-588-0030. 

Code:______ 

City, State, Zip: _______________________________________________ 

Fax: __________________________________________________________ Cardholder Number:_ Signature: _______________________________________________ 

Phone: ______________________________________________________ Cardholder Name: ___________________________________________ 

Email: Register ________________________________________________________ 

Fees: 

Exp. Date: ___________________Security Code:______ 


CAI-NJ Fax: __________________________________________________________ 

Number:_ _______________________________________________ 

MGR/MGMT Co. Members: $15.00 

amount Cardholder of the total Signature: shown hereon ________________________________________ 

and agrees to perform the obligations set forth 

Non-Members: Email: ________________________________________________________ 

$40.00 

in Exp. the Date: cardholder’s ___________________Security agreement with issuer Code:______ 

Register CAI-NJ has Fees: a 72-hour cancelation policy 

*Cardholder acknowledges Signature: receipt ________________________________________ 

of goods and/or services in the 

CAI-NJ Payment MGR/MGMT Options: Co. Members: $15.00 

amount of the total shown hereon and agrees to perform the obligations set forth 

Non-Members: TOTAL: Register $_________________ 

Fees: 

$40.00 

in the cardholder’s agreement with issuer 

*Cardholder For CAI-NJ acknowledges Office Use receipt Only of goods and/or services in the 

CAI-NJ has MGR/MGMT a 72-hour Co. cancelation Members: policy $15.00 

amount of the total shown hereon and agrees to perform the obligations set forth 

Payment Non-Members: Options: 

$40.00 

in the cardholder’s agreement with issuer 

Exp:_______ 

TOTAL: CAI-NJ $_________________ 

has a 72-hour cancelation policy 



Exp:_______ 

TOTAL: $_________________ 


Exp:_______ 


2015 CAI-NJ 

OLYMPICS 

CAI-NJ IS PROUD TO ANNOUNCE 

THAT THE EVENT RAISED 

$ 1,771.79 TO BENEFIT 

THE 

THANK YOU TO THE 

2015 OLYMPICS SPONSORS 

BEER SPONSOR 

BEACH HAUS 

2015 OLYMPICS CHAMPIONS 

COWLEY’S TERMITE & PEST SERVICES 

WINE SPONSOR 

FWH ASSOCIATES, P.A. 

GAME SPONSORS 

FWH ASSOCIATES, P.A. 

COWLEY PEST & TERMINTE SERVICES 

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EVENT SPONSOR 

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President Elect, Larry Sauer performs 

the “National Anthem” 

Hank Johns, Drew Cowley, Tom 

Witkowski and Rhett Cowely 


THANK YOU TO 

ALL THE TEAMS 

WHO CAME OUT 

TO SUPPORT THE 

MAKE A WISH 

FOUNDATION! 


New Jersey Supreme Court Distinguishes 

Luchejko and Holds Community Association Is Not 

Immune from Liability for Failure to Clear Ice and 

Snow from Private Sidewalks 

By Ronald L. Perl, Esq., CCAL and Jonathan H. Katz, Esq., 

Community Association Group, Hill Wallack LLP 

Photos Courtesy CAI-NJ. 

(left to right) Jonathan H. Katz, Esq. and 

Ronald L. Perl, Esq., CCAL, Community 

Association Group, Hill Wallack LLP 

Jonathan H. Katz, Esq. is a partner in the 

Princeton, N.J. office of Hill Wallack LLP 

and is a member of the firm’s Community 

Associations practice group. He is the former 

chair of CAI-NJ’s Editorial Committee 

and CAI-Pa/Del. Val’s Communications 

Committee, and he is the current chair 

of CAI-Pa/Del. Val’s New Jersey Regional 

Council. He is also a member of the New 

Jersey Supreme Court Special Civil Part 

Practice Committee and the editor of Hill 

Wallack’s Condo and HOA Law Blog – 

www.condolawnj.com. 

Ronald L. Perl, Esq., CCAL is a partner 

in the Princeton, N.J. office of Hill 

Wallack LLP and is partner-in-charge of 

the firm’s Community Associations practice 

group. A former National President of CAI, 

he is a member of the National College 

of Community Association Lawyers, 

a NJ Super Lawyer, a Commissioner of 

the Community Association Managers 

International Certification Board, and has 

been recognized as a Top Rated Lawyer in 

Real Estate Law by The American Lawyer 

and The National Law Journal. He is coauthor, 

Construction Defect Litigation - The 

Community Association’s Guide to the Legal 

Process and contributing author, Building 

Community: Proven Strategies for Turning 

Homeowners into Neighbors. 

On August 12, 2015, the New Jersey 

Supreme Court held in Qian v. Toll 

Brothers Inc., that community associations 

are not immune from liability for 

their failure to adequately clear snow and ice 

from sidewalks within the community. The 

report of this decision in newspapers and 

by others has caused concern for community 

associations, since it appears to impose 

liability that associations did not previously 

have. However, this Supreme Court ruling is 

consistent with pre-existing law as it pertains 

to privately owned community sidewalks. 

Indeed, the lower court rulings in Qian surprised 

many practitioners and the decision 

by the Supreme Court was not a surprise. 

The key to understanding the Qian decision 

is appreciating the distinction between 

public and privately owned sidewalks. 

Typically, community association governing 

documents provide that the association is 

specifically responsible for the maintenance, 

repair and replacement of common elements 

or common property. This responsibility 

includes the clearing of snow from common 

element walkways and sidewalks. If an 

association is negligent in discharging that 

responsibility, it is potentially liable to an 

individual who is injured as the result of 

that negligence. The most common example 

is a situation in which a person slips, falls 

and is injured, allegedly because the snow 

or ice was not properly cleared from a sidewalk. 

There are countless claims made on an 

annual basis alleging this type of negligence. 

However, suppose an association consists 

of one or more buildings which are located 

on a public sidewalk, not common property? 

The law in New Jersey has long been that 

the commercial owner of property adjacent 

to a public sidewalk is liable for injuries 

to a person injured on that sidewalk as the 


result of the owner’s negligence. However, 

there has been a clear public policy in New 

Jersey for over thirty years that such liability 

will not be imposed on residential homeowners 

whose property fronts on a public 

sidewalk. In 2011, the New Jersey Supreme 

Court was faced with deciding whether a 

condominium association was “commercial” 

or “residential” in the context of sidewalk 



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clear ice & snow...from page 34. 

liability. In a case entitled Luchejko v. City 

of Hoboken, the Court held that associations 

were immune from liability for the failure 

to adequately clear snow and ice from an 

adjacent public sidewalk. The decision discussed 

the distinction between residential 

and commercial properties and reasoned that 

commercial property owners were better 

suited to treat additional insurance premiums 

and maintenance expenses as a necessary cost 

of doing business. The Court found that the 

association, as a non-profit corporation, was 

not comparable to a rental property, which is 

able to generate revenue for the owner from 

the use of the property. Thus, the Court 

held that residential homeowners, including 

condominium associations, would not be 

liable in such situations unless they create or 

exacerbate a dangerous condition. 

The Qian case involved a claim by a 

resident in an adult residential community 

who was injured after a slip and fall on ice 

following a winter storm. Qian sued the 

association, its developer (who controlled the 

board), its managing agent and the contractor 

responsible for snow and ice removal. The 

“The distinguishing point 

between a public and 

private sidewalk is who 

controls the sidewalk, 

not who uses it.” 

trial court dismissed the claims against the 

association, developer and managing agent 

based in part on the decision in Luchejko. In 

an unpublished opinion decided on February 

7, 2014, the Appellate Division, New Jersey’s 

intermediate appellate court, agreed with 

the trial court that the association’s sidewalks 

were the “functional equivalent” of the 

public sidewalks in Luchejko. Accordingly, 

the Appellate Division determined that the 

association’s duty to maintain common areas 

of a common interest community does not 

“equate to a civil tort duty and liability to an 

injured party.” 

The problem with the lower court decisions 

is that Qian fell on an interior, private 

sidewalk within the community rather 

than on an adjacent public sidewalk as in 

Luchejko. Qian argued that this distinction, 

plus the specific maintenance responsibilities 

spelled out by the association’s governing 

documents and by statute, required the 

imposition of tort liability. The Appellate 

Division rejected this reasoning, holding that 

there is difference between a legal responsibility 

to act and the imposition of tort liability. 

In other words, the Appellate Division 

said that just because the association had a 

duty to clear the snow, does not mean that 

it would be responsible to compensate an 

individual who was injured as the result of 

its negligent performance. 

The Supreme Court disagreed with the 

lower courts, holding that the residential 

sidewalk immunity applicable to public sidewalks 

does not apply to the privately owned 

sidewalks in a common interest community. 

The distinguishing point between a public 

and private sidewalk is who controls the 

sidewalk, not who uses it. The Court stated 

that because the New Jersey Condominium 

Act as well as the association’s governing 

documents in this case spell out a duty 

to manage and maintain the community’s 



common property, including the sidewalks, 

the association cannot avoid liability for its 

potential failure to properly maintain its 

private sidewalks. [It should be pointed 

out that the association in the Qian case 

was a homeowners association, not subject 

to the Condominium Act, but even without 

the statutory responsibility, the association’s 

governing documents would have 

provided the necessary duty.] Accordingly, 

the Supreme Court remanded this case to the 

trial court to address these and other issues, 

including the determination as to whether 

the association was entitled to tort immunity 

pursuant to N.J.S.A. 2A:62A-13 and the 

association’s governing documents. n 

Not a Member? 

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Fill out the membership 

application on page 39 

of this issue! 

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New Members of the 

New Jersey chapter 

(August 1, 2015 to August 31, 2015) 

Business Partners (6) 

Corvelli Brothers, Inc. 

Mr. Jason Wegiel 

Curcio, Mirzaian & Sirot, LLC 

Mr. Benjamin C. Curcio, Esq. 

Fox Chase Contracting 

Mr. Pete Cabrales 

Pulte Group 

Ms. Rachel Richardson 

Feather Free Zone 

Mr. Jeremy Kane 

Vertical Systems Analysis, Inc. 

Mr. Tim Lynch 

Community Association 

Volunteer Leaders (10) 

Mr. Peter Baker 

Mr. Frank Dalusio 

Mr. Craig Wolfson 

Mr. Jeffrey Ebert 

77 Hudson Condominium Association 

Mr. Henry Jacobowitz 


Mr. Christian Pichlmeier 


Ms. Diana Sotherlin 


Ms. Susan Tel 

Carlton Tower 

Mr. Jeff Blumfield 

Farrington Estates 

Mr. Frank Cangiarella 

Island Gate Homeowners Association 

Managers (10) 

Ms. Kathleen Ayres 

Mr. Gary Michael Clark, II 

Ms. Sylvie Vela 

Ms. Rebecca String 

Access Property Management, Inc. 

Ms. Debbie Yeagle 

Access Property Management, Inc. 

Mr. Stephen Gruenstein 

First Service at Maxwell Place 

Ms. Cheronne Cheatam 

IMPAC, Inc. 

Ms. Lori Doherty 


Ms. Kathleen Wargo 


Ms. Tammy McCormack 

Taylor Management Company 

The 2015 CAI-NJ Recruiter Club Challenge... 

Recruit Your Way to a Free Trip to Orlando! 

Recruit at least five new CAI-NJ members, and you qualify to win this 

year’s CAI-NJ Recruiter Club Challenge. New members can be any 

combination of Business Partners, Managers, Community Association 

Volunteer Leaders, and Management Companies. 

For contest details contact CAI-NJ: 

(609) 588-0030 or membership@cainj.org 

GRAND PRIZE: 

A free trip * to the 2016 CAI National 

Conference in Orlando, FL 

Second and Third place prizes 

will also be awarded. 

Free Trip to Boca Raton 

2010 CAI-NJ Recruiter Contest 

Sponsored by: 

Sponsored by Capital One Bank 

Recruit at least 5 new CAI-NJ members* and you qualify to win this year 

Contest Rules: 

4. CAI-NJ may allow substitutions of prizes in certain circumstances. 

1. Contestants must recruit at least five new members between January and November 5. Prize 

Contest. 

winners 

New 

will be 

members 

announced at 

can 

the CAI-NJ 

be any 

Chapter 

combination 

Retreat in December 

of business 

2015. 

partners, ma 

2015 to be eligible. 

6. Winner(s) association need not volunteer be present leaders, to win. and management companies. 

2. The member with the most new member recruits between January 1, 2015 through 

7. *The Grand Prize is a trip to the 2016 CAI National Conference in Orlando, FL, and includes 

November 30, 2015, will win. 

airfare to Orlando, FL, from Newark, New Jersey, or Philadelphia, Pennsylvania; two 

3. Recruiters can only win one prize per year. 

nights GRAND at the conference PRIZE: hotel; and conference registration. 

A free 3-day, 2-night trip to the 2011 CAI National Conference at the B 

38 • Community Trends ® Beach Club in Boca Raton, Florida, from May 4 October through 2015 May 7, 2011

CAI MEMBERSHIP APPLICATION 

Community Associations Institute, New Jersey Chapter 


Mercerville, New Jersey 08619 

Phone: (609) 588-0030 Fax: (609) 588-0040 

Web: www.cainj.org 

Email: membership@cainj.org 

MEMBERSHIP CONTACT (Where membership materials will be sent): 

Name: 

Title: 

COMMUNITY ASSOCIATION VOLUNTEER LEADER (CAVL): 

Billing Contact: (if different than Association Address on left): 

Name: 

Home Address: 

City/State/Zip: 

Phone: (W) 

Fax: 

E-Mail: 

(Cell) 

(H) 

Association/ 

Company: 

Address: 


Phone: (W) 

Fax: 

E-Mail: 

(H) 

*TOTAL MEMBERSHIP DUES (as of January 1, 2015) 

r Individual Board Board Member Member or or Homeowner Homeowner $120$114 

r 2nd Board Member $210$200 

r 3rd Board Member $285$275 

r 4th Board Member $375$345 




For 2-3 Member Board applications, please indicate below who should receive 

membership renewal information. Please contact CAI National Customer 

Service at (888) 224-4321 for Board memberships exceeding 7 individuals. 

Name: 

Home Address: 

Select your Chapter: 

NEW JERSEY 

Recruiter Name/Co. Name: 

CATEGORY OF OF MEMBERSHIP: (Select (Select one) one) 

r Community Community Association Association Volunteer Volunteer Leader (CAVL) Leader (CAVL) Dues vary* Dues vary* 

r Manager Manager $129 $124 

r Management Management Company Company $410 $400 

r Business Business Partner Partner $565 $555 

r Business Business Partner Partner Affiliate Affiliate (CAI-NJ (CAI-NJ only) only) $100 $100 


Phone: (W) 

Fax: 

E-Mail: 

Name: 

Home Address:: 

(Cell) 

(H) 

PAYMENT METHOD: 

Check made payable to CAI VISA MasterCard AMEX 


Card Number: 

Exp. 

Phone: (W) 

(H) 

Name on Card: 

Signature: 

Date: 

Important Tax Information: Under the provisions of section 1070(a) of the Revenue Act passed by 

Congress in 12/87, please note the following. Contributions or gifts to CAI are not tax-deductible as 

charitable contributions for federal income tax purposes. However, they may be deductible as ordinary 

and necessary business expenses subject to restrictions imposed as a result of association lobbying 

activities. CAI estimates that the non-deductible portion of your dues is 2%. For specific guidelines 

concerning your particular tax situation, consult a tax professional. CAI’s Federal ID number is 23- 

7392984. $39 of annual membership dues is for your non-refundable subscription to Common Ground. 

Complete only the portion of the remainder of the application 

that applies to your category of membership. 

For CAI-NJ use only: 

___BP 

___CAVL 

___MGMT 

___MGR 

Fax: 

E-Mail: 

(Cell) 

**Total Membership Dues above include $15 Advocacy Support Fee. 

BUSINESS PARTNER: 

Accountant 

Attorney 

Builder/Developer Insurance Provider 

Lender 

Real Estate Agent 

Supplier (landscaping, power washing, snow removal, etc) 

Please specify: 

Technology Partner 


Other 


BUSINESS PARTNER AFFILIATE: 

Name of Primary Company Contact: 


2015 Recruiter club 

New Jersey Chapter 

(As of August 31, 2015) 

Leonard Barber, CMCA, PCAM – 1 

Lisa Vitiello – 1 

Scott T. Dalley, CMCA, AMS, PCAM – 3 

Denise Becker, CMCA, AMS, PCAM – 3 

Graceanne Welsh, CMCA, AMS – 2 

Vincent Rapolla, CMCA, AMS – 4 

Barbara Smith – 1 

Richard Pucciarelli – 1 

Jeffrey M. Logan – 4 

Bruce Phillips Young, CMCA, AMS – 1 

Carol Nickerson – 6 

Dawn Mackanic – 4 

Joyce A. Gilbert – 1 

Recruit Your Way to a 

Free Trip to Orlando! 

See details on page 38 of this issue. 


The Municipal Services 

Act at 25 Years Old 

By Michael Pesce, PCAM, President, 

Community Management Corp. 



Michael Pesce, PCAM, 

Community Management 

Corp. 

Michael Pesce, PCAM is the Co-Owner 

and President of Community Management 

Corp. in Clifton, New Jersey, a real estate 

management and marketing company with 

a primary focus on community associations 

(condominium, cooperatives, planned 

unit developments and townhouses). 

Previously, he practiced law, specializing in 

real estate litigation. 

Mr. Pesce has been active in the leadership 

of the industry through his company’s 

participation in Community Associations 

Institute (CAI). He serves on the Legislative 

Committee of both CAI and the New Jersey 

Apartment Association, is a past President 

of the New Jersey chapter of CAI, and is 

Board Liaison and a former Chair of its 

Legislative Action Committee. He received 

CAI’s Member of the Year Award in 1995 

and its Distinguished Service Award in 

2014. Mr. Pesce achieved Professional 

Community Association Manager (PCAM) 

designation and is a licensed New Jersey 

real estate salesperson. 

The Municipal Services Act (the 

“MSA”), found at N.J.S. 40:67-23.2 

to 23.8, was adopted in 1990 and 

became effective on January 1, 1991. Its benefits 

were initially phased in over a five-year 

period, such that full benefits were achieved 

in 1996 and beyond. 

As most readers know, the MSA was a 

legislative solution to an inequity which 

existed between homes located on public 

streets, which received municipal services 

such as snow removal, trash removal and 

street lighting, and homes located on private 

streets within community associations, 

which typically received no such services, 

but were taxed as if they did. Instead, they 

paid for those same services privately, oftentimes 

pursuant to agreements reached when 

the community developer received initial 

municipal approval for construction. 

The MSA covers three (3) specific services 

to the extent that the given municipality 

provides these same services to homes on 

public streets: snow removal, street lighting, 

and trash removal and recycling. The law 

also covers leaf removal, but most if not all 

associations with which I am associated have 

its landscaper remove leaves, and thus this 

potential benefit does not come into play. 

Now that the MSA is celebrating its 25th 

birthday, much progress has been made to 

“Now that the MSA is celebrating 

its 25th birthday, much progress 

has been made to achieve the 

fairness and equality that was 

contemplated.” 

achieve the fairness and equality that was 

contemplated. However, experience over 

the last quarter century has caused the CAI 

Legislative Committee (“LAC”) to identify 

areas that require clarification or reinforcement. 

The revisions sought include, but are 

not limited to, the following: 

1. At present, each town has the option to 

provide the service(s) directly or to reimburse 

the association if it chooses not to, 

at the lesser of the association cost or the 

town cost if it provided the service. CAI 

will endeavor to clarify that the town 

must do one or the other, and cannot offer 

the service in a manner that is impractical 

or not feasible (e.g., trash pickup on public 

street in garbage cans), and claim that they 

have satisfied their statutory obligation); 

2. Clarify that a town, in calculating its cost 

for a service, must include not only the 

incremental costs associated with adding 



CAI-NJ “Shoot the Cover” 

Photo Contest-Entry Form 

CAI-NJ proudly presents the 2015 Community Trends® “Shoot the 

Cover” photo contest. We are looking for pictures of the state’s 

popular destinations, historical landmarks and scenic locales - perhaps 

in your very own community association - to grace the cover 

of the December 2015 issue of Community Trends®. Entries must 

be received by the chapter office with this entry form no later 

than 5:00 p.m. on Friday, November 6, 2015. 

The winner will be selected by the CAI-NJ Editorial Committee 

and the photo will be featured on the cover of the December 

2015 issue of Community Trends®. Second and third-place photos 

will receive special recognition inside the December 2015 issue of 

Community Trends®. 

Photo entries should be submitted as digital files via email along 

with the entry form to communitytrends@cainj.org. Digital 

photo files MUST meet the following specifications: 

• Color (RGB) 

• File size of less than 3 MB in order to submit via email 

• A minimum of 8 megapixels 

• 300 dpi (dots per inch) at 8.5” wide by 11” high (or as close 

as possible) 

• An original work by the photographer 

• MUST be a vertical direction shot (to fit our cover) 

CAI-NJ board members and staff and members of the Editorial 

Committee are not eligible to enter, but all other CAI-NJ members 

are welcome to submit photo(s) for consideration. 

By submission of this entry form and your photographs, you are 

authorizing CAI-NJ to use, reproduce and publish the photographs 

in print and/or electronically without compensation, and you 

agree that CAI-NJ may use such photographs for any lawful purpose, 

including for example such purposes as publicity, illustration, 

advertising and web content. Also, any photos of minors under 

18 years of age must be accompanied by a separate release form 

available for download in the Community Trends® section of the 

CAI-NJ web site: www.cainj.org. 

Photos deemed indecent or inappropriate by chapter staff will 

be automatically disqualified. 

Name: ____________________________________________________________________________________________________________________ 

Organization: ______________________________________________________________________________________________________________ 

Address: __________________________________________________________________________________________________________________ 

Phone: ____________________________________ Fax: _________________________ Email: ____________________________________________ 

Please provide a brief description of the photograph: __________________________________________________________________________ 

___________________________________________________________________________________________________________________________ 

___________________________________________________________________________________________________________________________ 

___________________________________________________________________________________________________________________________ 


HML-4488 construction ad mech02.qxp_1/2 pg vertical 9/17/15 4:14 PM Page 1 

MUNICIPAL SERVICES ACT...from page 42. 

the association to its service, but also, an 

allocation of their existing fixed cost for 

providing that service to the balance of 

the municipality (e.g., health insurance 

for trash hauler employees, insurance on 

snowplows, etc.); 

3. Make clear that phrase “…paid for by a 

not for profit entity consisting exclusively 

of unit owners within the community” 

does not permit denial of service or reimbursement 

to 1) communities still under 

construction; 2) communities with units 

that are rented by the unit owner; and 3) 

associations still under construction where 

the developer contributes to the budget by 

a budget subsidy or otherwise; 

4. When calculating amount due for lighting 

or snow removal, clarify that number 

of street lights and cost of snow removal 

must take into account unique aspects of 

the association in question(e.g., density of 

lighting, number of intersections, grade of 

property, and resultant difficulty of snow 

removal), and not rely on formula based 

on balance of streets in town which may 

be dissimilar; and 

5. The current version of the MSA was 

the result of a legislative compromise, 

and left out several services that really 

should be included to achieve true parity. 

CAI will look to include two (2) services 

which have safety and/or environmental 

considerations which towns handle every 

day and community associations do not. 

These include, first, the maintenance of 

and payment of standby water charges for 

fire hydrants located on private association 

roads Second, the maintenance of sewage 

pump stations serving associations. In 

the case of fire hydrants, town fire departments 

are certainly more expert than the 

typical association in insuring that the 

hydrants are properly maintained, enhancing 

resident safety. And in the case of 

pump stations, a failure of a pump station 

can have serious health and environmental 

impacts that towns are better equipped to 

avoid. 

This will not be an easy initiative. CAI has 

consciously delayed pursing it in the aftermath 

of the recent recession, when taxpayer 

and municipal budgets were stretched thin. 

But we now think the time has come to press 

this important agenda. n 

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Article Submission Guidelines 

Community Trends ® is a monthly publication 

of the New Jersey Chapter 

of the Community Associations 

Institute (CAI-NJ). It is sent to approximately 

2,000 community association members, attorneys, 

accountants, insurance agents, engineers, 

property managers, other service providers and 

interested citizens of community associations. 

The purpose of this magazine is for the 

dissemination of informative and noteworthy 

information that is relevant to the lives 

of every person living in or working with 

community associations throughout New 

Jersey. Conversely, we sway from providing 

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 to gain notoriety in 

your community and/or field of expertise. 

We appreciate your interest in writing for 

Community Trends ® . Before you begin your 

article, please take a few minutes to review 

the following submission information and 

guidelines: 

Purpose 

Articles published in Community Trends ® 

have the same goal: to inform and educate 

CAI-NJ members on community associations. 

They should not serve as flagrant 

marketing pieces for a company’s services. 

Content 

The 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 Specification 

If possible, please send your article via 

e-mail to the chapter office at jaclyn@cainj.org. 

Microsoft Word documents only. 

A Rule of Thumb for Word Count 

Generally an article should not exceed 

1500 words. 250-300 words of doublespaced 

text fits onto one 8 ½” x 11” page: 

therefore, a 500-word article usually fills 

two pages, double-spaced: a 750-word article 

usually comprises three pages, doublespaced 

and so forth. 

Language 

The following words shall be in lower 

case, except for at the beginning of a sentence: 

board, board of directors and association. 

All articles should be written in the 

third person. 

Limit Your Subject 

Be cognizant that readers need specific 

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 discussing 

proposed legislation should clearly 

explain its ramifications. Keep this in mind 

as you formulate your article and focus 

your piece. 

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328 Changebridge Road • Pine Brook, NJ 07058 • 973-797-1444 

856 Route 206 South • Hillsborough, NJ 08844 • 908-874-6991 

• 

Integrity • • Courtesy Communication • • 

Respect • Loyalty • Mutual 48 • Community Trends ® October 2015

Craft a Good Lead 

Hook your readers right away with a 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 Recommendations 

Express 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 example, instead of 

“The documents were filed by the association” 

write, “The association filed the documents”. 

Shorter, concise sentences are more 

readable than long, run-on sentences. Add 

imagery to your story with anecdotes and 

memorable quotes. 

Deadlines 

All articles are due in the chapter office 

30 days prior to the month of publication, 

unless you are informed otherwise. 

Editorial Policy 

The Chapter/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 submissions 

per issue. Please let us know if your 

article was submitted to other publications 

and if so, which one(s). 

Authors may submit a photograph with 

their article. Please note CAI-NJ has the 

exclusive right to refuse to publish any photograph 

for any reason. 

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Plagiarism/ Commitment 

to Originality 

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 online previously. 

Authors found to be in violation of these 



Author Guidelines...from page 49. 

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. 

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Permission to Duplicate/ Reprint 

Permission to reprint any article first published 

in Community Trends ® is subject to the 

single condition that all reprints must include 

the following ownership acknowledgment, 

“Reprinted from the 20__ issue 

of the CAI-NJ’s Community Trends ® .” 

Disclaimer 

The CAI-NJ Editorial Committee carefully 

reviews 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 submitted article, and any article can be 

rejected or modified for any reason at any time 

by the Editorial Committee or CAI-NJ. 

Questions 

Should you have any questions, contact 

the chapter office: 

Phone: (609) 588-0030 

Fax: (609) 588-0040 

e-mail: jaclyn@cainj.org 

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Contact Jackie Olszewski 

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at (609) 588-0030 or 


for more information.

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IMPORTANT: 

Community Trends ® 

Author/Article Submission Policies 

Community Trends ® is a monthly publication 

of the New Jersey Chapter of the 

Community Associations Institute (CAI-NJ). 

The purpose of this magazine is for the dissemination 

of informative and noteworthy information 

that is relevant to the lives of every person 

living in or working with community associations 

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 submitted 

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 violation 

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 exclusive 

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 acknowledgment, 

“Reprinted from the (month) 20__ issue 

of the CAI-NJ’s Community Trends ® .” 

Community Trends ® , 

Angela Morisco, Esq., 

Editorial Chair 

For past editions from 2008-2013 

visit www.cainj.org. 


2015 ANNUAL PCAM GALA 

Buffet 

Stations 

Hors 

D’oeuvres 


6:00 p.m. - 8:00 p.m. 

The Madison Hotel 

1 Convent Rd. 

Morristown, NJ 07960 

Premium 

Open Bar 

All PCAM designates are welcome as our guest along with all CMCA & AMS designates who 

received their designation in 2014 or 2015. Must be a current member of CAI-NJ to attend. 

Registration required by October 23, 2015. 

PRESENTED BY: 

THE BUSINESS 

PARTNERS COMMITTEE 

2015 ANNUAL PCAM GALA 

I am a Platinum Plus Platinum PCAM 

CMCA or AMS (2014 or 2015) 

Name/Designation: ___________________________________________ 

Company Name: _____________________________________________ 

Address: ____________________________________________________ 

City, State, Zip: _______________________________________________ 

Phone: _______________________ Fax: __________________________ 

Email: ______________________________________________________ 

2. _________________________________________________________ 

3. _________________________________________________________ 

______ Tickets (per person) See below for pricing: 

Platinum PLUS Sponsors receive two (2) tickets 

Platinum Sponsors receive one (1) ticket 

Additional tickets for Platinum PLUS & Platinum $95.00 each* 

*Additional attendees must be an employee of the Platinum PLUS or Platinum Sponsor 

All Professional Community Association Managers (PCAMS) and all 

CMCAs and AMSs who earned their designation in 2014 & 2015 receive 

one (1) ticket. All attendees must be CAI-NJ members in good standing. 


1.) Pay by check, payable to CAI-NJ. Mail completed form and payment to: 

CAI-NJ 

Attn: 2015 PCAM GALA 

1675 Whitehorse- Mercervill Road, Suite 206 



Cardholder Name: __________________________________________ 

Card Number: ______________________________________________ 

Exp. Date: ____________________Security Code: _________________ 

Cardholder Signature: ________________________________________ 

TOTAL: $_________________ 

For more information or questions, email: jaclyn@cainj.org 

or call 609-588-0030 

*Cardholder acknowledges receipt of goods and/or services in the amount of the total 

shown hereon and agrees to perform the obligations set forth in the cardholder’s agreement 

with issuer 


ATTENTION CURRENT CAI-NJ EXHIBITORS 

2016 CAI-NJ Annual Conference & Expo Early Bird Reservation Form 

Saturday, September 24, 2016 

Garden State Exhibit Center 

50 Atrium Drive, Somerset, NJ 08873 

reserve your 2016 booth today at the 2015 rate! 

Please type or print all information below: 

Company Name: ___________________________________________________________________________ 

(Print exactly what you want to appear on your exhibitor name sign.) 

Address: _________________________________________________________________________________ 

City/State/Zip: _____________________________________________________________________________ 

Telephone: ( )____________________________ Fax: ( )_____________________________ 

Email: ________________________________________ Website:__________________________________ 

Authorized Company Representative: (Please print)________________________________________________ 

Signature:______________________________________ Date:___________ Title:_____________________ 

2016 Exhibit Booth Choices: 

Please note: Your reservation for space is based on the 2016 floor plan (see www.cainj.org Events Page). 

Please Note: CAI-NJ only reviews CAI designations, 

certifications, and accreditations for validity and current 

status. Registrants are advised that each individual company 

is solely responsible for the content they provide 

on registration forms including all designations, certifications, 

accreditations and licenses by the company or the 

individual. Any 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. CAI-NJ advises that for training, marketing 

or other purposes, this event may be recorded, videotaped 

and/or photographed. By attending this event, 

the attendee(s) consent(s) to the use of his or her image 

by CAI-NJ and further agrees to waive any claim for the 

use of his or her image, including without limitation, the 

appropriation of his or her image for commercial purposes 

or the invasion of his or her privacy. CAI-NJ reserves 

the right to close registration as necessary. 

(SB) Super Booths: Member $1,450 r Booth# _______ Non-Members: $1,950 r Booth# _______ 

(PP) Premium Prime: Member $1,250 r Booth# _______ Non-Members: $1,750 r Booth# _______ 

(P) Prime Booth: Member: $1,150 r Booth# _______ Non-Members: $1,650 r Booth# _______ 

(S) Standard Booth: Member: $1,050 r Booth# _______ Non-Members: $1,550 r Booth# _______ 

Attendee Mailing Labels: 

(Available to current exhibitors only.) 

_____________ x $150.00 = $_________________ 

Sets 

Grand Total 

Payment Information: 

❏ Payment by Check 

Mail form with check payable to: 

CAI-NJ 

Attn: 2016 Conference & Expo 



Questions: Contact Angela Kavanaugh 

at (609) 588-0030 or email expo@cainj.org. 

❏ 

Payment by Credit Card 

Please fax your signed application with payment to (609) 588-0040. 

$__________________ + $____________________ = $____________________ 

Subtotal 5% Convenience Fee Total 

(Credit Card only) 

❏ Visa ❏ Mastercard ❏ Discover ❏ American Express 

Cardholder Name:_______________________________________________________ 

Card Number:_________________________________________________________ 

Exp. Date:_______________________________ Security Code: _______________ 

Cardholder Signature:____________________________________________________ 

Cardholder acknowledges receipt of goods and/or services in the amount of the grand total shown herein 

and agrees to perform the obligations set forth in the cardholder’s agreement with the credit card issuer. All 

credit card transactions will incur a 5% convenience fee. 

HHH NOTE: To reserve your current booth space at the 2015 rate, reservation form 

and payment must be received by CAI-NJ no later than Monday, October 26, 2015. 

YOUR BOOTH IS NOT RESERVED UNLESS ACCOMPANIED BY PAYMENT. 

(For CAI-NJ Use Only): 


Board Leadership 

Development Board Leadership Workshop 

Development Workshop 

LEARN HOW TO BE AN EVEN MORE EFFECITVE BOARD OF DIRECTORS 

SATURDAY, NOVEMBER 7, 2015 8:30 A.M. - 4:00 P.M. 

CLEARBROOK LEARN HOW TO COMMUNITY BE AN EVEN MORE ASSOCIATION, EFFECTIVE MONROE BOARD OF TWP, DIRECTORS. NJ 

Education for homeowner leaders just got better. The new CAI Board Leadership 

The workshop Development will teach Workshop you how teaches to become you a how more to successful communicate board with COURSE association MATERIALS residents, 

member 

hire 

and 

qualified 

how you 

managers 

can recruit 

and 

and 

service 

support 

providers, 

new volunteers. 

develop 

You’ll 

enforceable 

The workshop 

rules, interpret 

includes a toolbox of support materials: 

learn the 

governing 

role of the 

documents 

board, the 

and 

president 

more. 

and 

It provides 

other leadership 

a comprehensive 

positions,and 

you’ll identify effective ways to work with professional • The Board Member Toolkit Workbook 

look 

• 

at 

The 

the 

Board 

roles 

Member 

and 

Toolkit, a best-selling book from CAI Press 

responsibilities of community association leaders and conveys information to help 

managers andservice providers. 

• Brochures and publications, such as The Homeowner & the 

create and maintain the kind of community people want to call home. 

The workshop consists of five modules: 


• Module 


1: Governing 

association 

Documents 

board 

and 

members 

Roles & 

and 

Responsibilities 

volunteer leaders 

• 

step 

Association 

up 

• Module 2: Communications, Meetings and Volunteerism • A copy of CAI’s award-winning Common Ground magazine 

to take on positions of service and responsibility. They’re expected 

• Module 3: Fundamentals of Financial Management 

• In addition to a toolbox of support materials, each student 

to anticipate issues, solve problems, meet the expectations of their 

• Module 4: Professional Advisors and Service Providers 

receives a certificate of completion and recognition on the CAI 

residents and protect property values. 

• Module 5: Association Rules and Conflict Resolution 

website 

The workshop will teach you how to become a more successful board 

member and how you can recruit and support new volunteers. You’ll 

learn the role of the board, the president and other leadership positions, 

and you’ll identify effective Board ways Leadership to work with Development professional managers Workshop and Registration Form 

service providers. 

Name/Designation: Payment Methods: 

The workshop ____________________________________________ 

consists of five modules: 

1.) Pay by check, payable to CAI-NJ. Mail completed 

Company z Module Name: _______________________________________________ 

1: Governing Documents and Roles & Responsibilities form and payment to: 

z Module 2: Communications, Meetings and Volunteerism CAI-NJ CAI-NJ is proud to offer the 

Address: _____________________________________________________ 

z Module 3: Fundamentals of Financial Management 

Attn: Board Leadership "BLD" Development Workshop FREE to 

City, State, z Module Zip: ________________________________________________ 

4: Professional Advisors and Service Providers 1675 Whitehorse-Mercerville Road, Suite 206 

CAI-NJ CAVL members. 

z Module 5: Association Rules and Conflict Resolution Mercerville, NJ 08619 

Phone: _______________________________________________________ 

2.) Pay by credit card. Please 

COURSE MATERIALS 

For fax more to (609) information 

588-0040 

Fax: __________________________________________________________ 

The workshop includes a toolbox of support materials: 

call (609)588-0030 or email 

Email: 

Cardholder Name: _____________________________________________ 

z 

________________________________________________________ 

The Board Member Toolkit, a best-selling book from CAI Press 

info@cainj.org. 

z The Board Member Toolkit Workbook 

CAI-NJ Members: FREE 

Card Number: _________________________________________________ 

Non-Members: z Brochures and $50.00 publications, such as The Homeowner & the Community 

Association 

Exp. Date: ____________________________________________________ 

Please z list A the copy name, of CAI’s company award-winning and designations Common of additional Ground registrants. 

If necessary, please attach an additional sheet of paper (i.e.: 

magazine 

Security Code: ________________________________________________ 

John Smith, In addition AMS, CMCA to a toolbox – ABC Company). of support materials, each student receives 

Cardholder Signature: _________________________________________ 

a certificate of completion and recognition on the CAI website. 

2. ____________________________________________________________ 

*Cardholder acknowledges receipt of goods and/or services in the amount 

3. ____________________________________________________________ of the total shown hereon and agrees to perform the obligations set forth in the cardholder’s 

agreement with issuer 

TOTAL: $_________________ 



Spotlight 

wants to put the 

focus on YOUR 

community! 

“Community Spotlight” 

is a section in 

Community Trends ® 

featuring member 

communities. 

We will shine the spotlight on 

a common interest community 

in New Jersey by publishing 

photos of the community’s 

best features — landscaping, 

recreation facilities and grounds, 

clubhouse, lake, etc. 

For more information 

on being featured in the 

“Community Spotlight” 

contact CAI-NJ at 

(609) 588-0030 or email: 


To Advertise Call 609-655-2000 or 

email ray@brainerdcommunications.com. 


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 managers 

will definitely need the certificates to 

obtain credit for continuing education 

towards their designations. 

Let us work with your 

association to find the right 

coverage, at the right price. 


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legislative update...from page 4. 

or mental disabilities to keep assistance animals, 

and provides guidance in properly complying 

with the law. 

Finally, in Qian v. Toll Brothers Inc. decided 

on August 12, 2015, the New Jersey Supreme 

Court held that associations are not immune from 

liability for failing to adequately clear snow and 

ice from the sidewalks within the community. 

Ronald L. Perl, Esq. and Jonathan H. Katz, Esq. 

provide a discussion of this recent decision, which 

includes an analysis of pre-existing case law, and 

its significance relative to community association 

operations. 

I hope you enjoy this month’s issue of 

Community Trends ® , and share the enthusiasm 

of my fellow LAC members in bringing this issue 

to you. Always feel free to bring to our attention 

your thoughts on pending or future legislation 

or ways that LAC may better serve you and the 

community associations in which you live or 

serve. n 

Christine F. Li is a partner in the law firm of 

Greenbaum, Rowe, Smith and Davis LLP in 

Woodbridge, New Jersey. She is a member of the 

firm’s Real Estate Department, and chair of the firm’s 

Community Association Practice Group and of its 

Planned Real Estate Practice Group. Chris is a member 

of the National College of Community Association 

Lawyers, and a Fellow of the American College of Real 

Estate Lawyers. She is a member and former chair 

of the Board of Consultors of the New Jersey State 

Bar Association, Real Property, Trust and Estate Law 

Section. She is a co-author of New Jersey Condominium 

& Community Association Law (Smith, Estis & Li), last 

published in 2015. 

Committed 

SErvicE 

PaRtneR 

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Finance | ManageMent | coMMunication 

Join Today! 

Fill out the membership 

application on page 39 

of this issue! 

200 valley Road, Suite 203, Mt. arlington, NJ 07856 

Call (609) 588-0030 

with your questions 

about joining CAI. 


WHEN IT COMES TO 

HOMEOWNER ASSOCIATION GOVERNANCE... 

Help CAI’s 

Amicus Effort 

The CAI Amicus Program is 

looking for your help. For 

years, CAI has participated 

in New Jersey court cases involving 

significant community association 

issues. We do this through 

our “Amicus” or “Friend of the 

Court” Program. With the court’s 

permission, CAI files briefs in court 

cases advocating the interests of 

our members. CAI has successfully 

appeared in a number of important 

New Jersey cases, including Twin 

Rivers. It is important for our members 

to let CAI know when they 

are involved in, or become aware 

of, a lawsuit which may have an 

impact of general concern to the 

industry. We can only participate 

and have our views expressed when 

we know about these cases when 

they first arise. So, this is an important 

request on behalf of both the 

National and Chapter Legislative 

Action Committees to please advise 

the Chapter office of any litigation 

involving community association 

issues of potential importance 

to the entire industry. For any 

such notices, please contact Larry 

Thomas, PCAM at (609) 588-0030 

x 306 or at larry@cainj.org. n 

As community association attorneys, we are committed 

to providing efficient, sound and distinguished 

representation to homeowner and condo associations 

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Directory of Advertisers 

Access Property Management, LLC, AAMC, AMO..........46 

Accurate Reconstruction..................................................59 

ADP Barlow Insurance.....................................................36 

All Professional Remodeling Group..................................65 

Associa ® Mid-Atlantic.......................................................21 

Berry, Sahradnik, Kotzas & Benson.................................63 

BHB Insurance Services - A USI Company.....................25 

Brown & Brown Insurance................................................17 

ChuteMaster.....................................................................50 

Conserv Construction.......................................................19 

Cowley’s Termite & Pest Services....................................25 

Diversified Property Management, Inc.............................63 

Doody Calls...................................................................... 11 

DW Smith.........................................................................64 

Environmental Landscape Design, LLC...........................60 

Executive Property Management, AAMC.........................37 

The Falcon Group - Engineering, Architecture 

& Energy Consultants.......................................................41 

Felsen Insurance Services, Inc........................................60 

FWH Associates, P.A........................................................10 

Garden State Gutter Cleaning..........................................47 

Griffin Alexander, PC........................................................53 

Growing Concern, Inc ......................................................50 

Gutter Master....................................................................23 

High Tech Landscapes, Inc..............................................40 

Hillcrest Paving & Excavating, Inc....................................49 

Homestead Management Services, Inc., AAMC..............48 

Hueston McNulty, Attorneys at Law..................................45 

Integra Management Corp., AAMC..................................62 

JGS Insurance..................................................................18 

Kipcon, Inc ........................................................ Back Cover 

M. Miller & Son.................................................................51 

mem property management...............................................9 

Morgan Stanley - John Busco..........................................61 

Mutual of Omaha - Community Association Banking 

& CondoCerts...................................................................23 

National Cooperative Bank......................................................29 

O & S Associates Consulting Engineers..........................42 

Onorati Construction, Inc..................................................40 

Popular Association Banking............................................49 

Premier Management Associates, AAMC.........................35 

Prime Management, Inc...................................................64 

Project Support Services..................................................62 

RA Landscaping & Design, LLC.......................................54 

Rapid Pump and Meter Service Co., Inc..........................37 

The Regency Management Group, LLC, AAMC..............30 


So. Jersey City/Bayonne...................................................54 

Specialty Building Systems..............................................24 

Star Building Services......................................................25 

Taylor Management Company, AAMC, AMO.................... 11 

Tri-County Construction Services / 

Total Plumbing, Heating & Air Conditioning......................55 

Union Bank.......................................................................52 

Young & Associates..........................................................29 


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) 


Mercerville, New Jersey 08619 

COMMITTED TO EXCELLENCE 

ROOFING & SIDING SPECIALIST 

ROOFING SYSTEMS 

ROOF MAINTENANCE AND REPAIRS 

VINYL & FIBER CEMENT SIDING 

SEAMLESS GUTTERS AND LEADERS 

GUTTER PROTECTION SYSTEMS 

SKYLIGHTS, WINDOWS & DOORS 

Owner supervised at all times. 

973-857-9449 

144 Sherman Ave • Cedar Grove NJ 07009 

E-MAIL: Info@allprofessionalremodelinggroup.com 

FAX: 973-857-0991 

www.AllProfessionalRemodelingGroup.com 

All Professional Remodeling Group, LLC promises hard work, 

ambition, safety and honesty in order to maintain a superior 

presence in New Jersey among architects, engineering companies, 

condominium associations, management companies, commercial 

property managers and residential property owners. We are very 

committed and take pride of what we do every day for our costumers. 

QUALITY WORK, SERVICE AND PROFESSIONALISM 

Visit the CAI-NJ Website at www.cainj.org. 


Q & 

How do you feel about 

manager licensing? 

“I am in support of manager licensing. Even though some have 

argued that this will add a layer of state bureaucracy to the 

association management business, I think that it is outweighed by 

the higher level of respect and professionalism that licensing would 

bring to the profession, especially the education component, both 

initial and continuing. At present, the only barrier to entering the 

association management business is the cost of stationary, while 

jobs such as beauticians and plumbers must be licensed. Mangers 

handle millions of dollars of other people’s real estate and assets, 

and should be regulated in some manner.” 

Michael Pesce 


“In my opinion it would be a great thing to have community 

managers licensed. Community managers are responsible for most 

people’s largest investment in life, real estate, and they should 

have the knowledge through licensing and continuing education to 

manage and maintain the property.” 

Eli Turner 


“A continuing education is essential to the upkeep of what goes 

on in the business of property management. Licensing displays a 

sense of professionalism but not limited to the existing experience 

a community manger might have gained being employed and 

unlicensed. While on the job training suffices to some extent, 

I believe an association would be more willing to work with 

someone who has made efforts to show that the experience and 

knowledge they have gained still compliments that of them 

possessing an approved license.” 

Michelle Brown 


“I am in favor of licensing. It will help demonstrate our 

professionalism and expertise. Too often managers are at board or 

annual meetings with attorneys, accountants, electricians, plumbers, 

etc. finding themselves the only one without a similar professional 

distinction. 

Once a program is established, I feel the cost of monitoring would 

pale in comparison to the benefit of the associations being assured 

they are hiring experts.” 

Dan Fusco, CMCA, Vice President 


Send us YOUR answer to 

November’s question... 

Does your association have a 

community watch, why or why not? 

Email jaclyn@cainj.org 

or fax your response to 

Jackie Olszewski at 

(609) 588-0040. 

? 


NEW JERSEY ACCREDITED ASSOCIATION 

MANAGEMENT COMPANIES 

The AAMC accreditation demonstrates 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 assist 

communities 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. 

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 CAI-NJ. 

Access Property Management, LLC, AAMC, AMO 

Wayde F. Scheffer, CMCA, AMS, PCAM, MBA – 

President 

Scott T. Dalley, CPM, PCAM, AMS, CMCA–Senior V.P. 

4 Walter E. Foran Blvd., Suite 311 

Flemington, NJ 08822 

Phone: (908) 237-9900 

Fax: (908) 806-7383 

Email: sdalley@accesspm.com 

Website: www.accesspm.com 


Nancy Hastings, CMCA, AMS, PCAM – CEO 

14000 Horizon Way, Suite 200 

Mount Laurel, NJ 008054 

Phone: (856) 996-1640 

Fax: (856) 234-5479 

Email: nancy.hastings@associa.us 

Website: www.associamidatlantic.com 

Comet Management, AAMC 

Craig Thompson, CMCA, AMS 

106 Quarry Road 

Suite F 

Hamburg, NJ 07419 

Phone: (973) 823-8240 

Fax: (973) 823-8251 

Email: manager@cometmanagement.com 

Website: www.cometmanagement.com 

Executive Property Management, AAMC 

Leonard Barber, CPA, CMCA, PCAM – President 

Janice Barber, CMCA, PCAM – 

Vice President 

4-08 Towne Center Drive 


Phone: (732) 821-3224 

Fax: (732) 821-6565 

Email: info@execproperty.com 

Website: www.epmweb.net 

FirstService Residential, AAMC 

Michael Mendillo- Regional President 

21 Christopher Way 

Eatontown, NJ 07724 

Phone: (800) 310-0326 

Email: michael.mendillo@fsresidential.com 

Website: www.fsresidential.com 

Homestead Management Services, Inc., AAMC 

Louis J. Curtis, CMCA, AMS, PCAM 

856 Route 206 South 

Hillsborough, NJ 08844 

Phone: (908) 874-6991 

Fax: (908) 874-6951 

Email: lcurtis@homesteadmgmt.org 

Website: www.homesteadmgmt.org 

Integra Management Corporation, AAMC 

Edward San George, MPA, PCAM 

Mary Caporaso, MBA, PCAM 

200 Valley Road, Suite 203 

Mount Arlington, NJ 07856-1320 

Phone: (973) 770-1500 

Fax: (973) 770-3669 

Email: esangeorge@integramgtcorp.com 

Website: www.Integramgtcorp.com 

K.A. Diehl Community Management, AAMC 

John J. Boselli – CEO 

125 Sixth Avenue, Suite 201 

Mount Laurel, NJ 08054 

Phone: (856) 316-4550 x225 

Fax: (856) 316-7240 

Email: jack.boselli@KADiehl.com 

Website: www.KADiehl.com 

JCR Management Services, Inc., AAMC 

John C. Roberts, CMCA, AMS, PCAM – President 

PO Box A 

Point Pleasant Boro, NJ 08742 

Phone: (732) 899-5524 

Fax: (732) 899-5552 

Email: jcr@mycondo.com 

Prime Management, Inc., AAMC 

Barbara Drummond, CMCA, PCAM – President 

684 East Bay Avenue 

Barnegat, NJ 08005 

Phone: (609) 693-0090 

Fax: (609) 698-2517 

Email: bdrummond1@comcast.net 

Website: www.primemanagementinc.com 

RCP Management Company, AAMC, AMO 

Mary Faith Nugiel, CPM, AMS, PCAM 

10 Centre Drive 

Monroe, NJ 08831 

Phone: (609) 683-7980 

Fax: (609) 683-5495 

Email: mnugiel@rcpmanagement.com 

Website: www.rcpmanagement.com 

Regency Management Group, LLC, AAMC 

Elaine Warga-Murray, CMCA, AMS, PCAM – CEO 

Glen Masullo, CMCA, PCAM – CFO 

605 Candlewood Commons 

Howell, NJ 07731 

Phone: (732) 364-5900 

Fax: (732) 905-8606 

Email: ewm@regencymanagementgroup.biz 

Website: www.regencymanagementgroup.biz 

Premier Management Associates, AAMC 

Lori Kenyon, CMCA, PCAM – Vice President, 

Management Services 

850-870 US Route 1 North 


Phone: (732) 390-1100 

Fax: (609) 395-0110 

Email: lkenyon@premiermanagment.net 

Website: www.premiermanagement.net 

Taylor Management Company, AAMC, AMO 

Paul A. Santoriello, PCAM - President 

80 South Jefferson Road 

Whippany, NJ 07981 

Phone: (973) 267-9000 

Fax: (973) 267-0943 

Email: paul@taylormgt.com 

Website: www.taylormgt.com

CAI NJ Back cover March 2015 7.5x4.875” 

Kipcon 732-220-0200 

Suite 206 

1675 Whitehorse-Mercerville Road 


ADDRESS SERVICE REQUESTED 

Passion Makes All the Difference 

It’s not our 30 years of 

experience but our 

HEART that sets us apart. 

Many engineering firms do design work 

and studies, but how many put their 

heart into it? The Kipcon difference 

starts with a passion for excellence both 

for the work and for customer service. 

From pot holes and moisture remediation 

to reserve studies and roofs, we are your 

source for engineering solutions. 

Contact us about your next project. 

800.828.4118 • kipcon.com 

Engineering Design Services • Reserve Studies • Transition Studies 

Site Building Evaluations • Litigation Support • Energy Efficiency

Community

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