www.condomgmt.com VOLUME XX » NUMBER 219 » FEBRUARY 2010

CALIFORNIA EDITION

»gENERAL VENDOR

F Crushing fluorescent bulbs: Saving the environment while

saving moneyBy Aaron Griffith

»COLUMNs

Management Monthly:E CC&R: The enforcement process,

not the rock band (Part two of three)

By Kim Hockings, CCAM

»RENTALs

20 Corporate housing can drive up a building’s value... Really! By Kimberly Smith

»LIghTINg

G Outdoor lighting: Why quality trumps quantityBy Douglas Glenn Clark

»AqUATIC MAINTENANCE

C It’s just water, right?By Maria Angel

»MIsCELLANEOUs

2 California Correspondents’ Corner

M National Correspondents’ Corner

25 Ad Summary

»sAFETY

I Aluminum wiring: A leading cause of fire hazards and expensive insurance hikesBy Allan Samuels

»BOARD MEMBERs

24 Ten ways to be an effective association board memberBy Michael S. Bender, Esq.

FOCUs»ROOFINg

A Green roof the way of the future... costly or wise investment?By Henri Germain

B Energy-efficient roofing systemsBy Steven Thomas

K How to use - not abuse your roof consultantBy J. Douglas Wallace

»LANDsCApINg

22 Fertilizing a tree correctly - Benefit the tree, benefit the earthBy Don Dabbs

�February 2010»California»CondoManagement

pUBLIshERMelanie L. Lange Mendez

PuBlISHER’S ASSISTANTPenny Lund

EDITORIAL sUppORTAmanda Hall

CIRCULATIONCarlos Mendez

DEsIgN/LAYOUTRICHARDS PUBLISHING INC.richards@gvtel.com

WWW.CONdOMGMT.COM

All articles appearing in Condo-Management reflect the opinion of the authors and not necessarilythat of Papers Inc. or the editors.AcceptanceofadvertisinginCondo-Management does not constitute anendorsementoftheproductsorser-vices.Weencouragethesubmissionof news, announcements, signedletterstotheeditorandarticlesforpublicationsubjecttospace limita-tionandediting.CondoManagement seekstoprovideaforumfortheex-changeofideasandopinions.

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2 CondoManagement»California»February 2010

Jennifer Kammes

N.N. Jaeschke is San Diego’s most experienced and comprehensive property services company. Since 1971, our sole focus has been providing property services that enrich communities and enhance the associations we serve.

Management and Financial ServicesCommunity Association Management •Single family neighborhoods, townhomes, and condominiums

Developer consultingExtensive financial servicesEducational seminars and workshops

Building, Landscaping, and Janitorial ServicesRepairs and construction, maintenance, and

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CAlIFORNIA CORRESPONdENT’S’ CORNER

IREM-lA selects Huning CPM of the YearThe Institute of Real Estate

Management,LosAngelesChapterselected Pam Huning as theCertified Property Manager (CPM) of the Year. Her IREM activi-ties include Executive Councilor,Forecast Breakfast, golf tourna-ment, National Leadership con-ferenceandin2009-�0vicepres-identofprograms.

PamisadirectorforCBRichardEllis,AssetServices.Sheoversees over 8 million square feet of office and industrial propertiesthroughoutCaliforniaandNevada.

ShereceivedherB.A.inEconomicsfromUCLAandisalicensedCaliforniaRealEstatesalesperson.

lancaster earns CCAM® CertificationRyan lancaster, a community association manager from

Keystone Pacific Property Management Inc., has earned Certified Community Association Manager (CCAM®) desig-nation through the California Association of CommunityManagers (CACM®).

Asacommunityassociationmanagerwithinthecompa-

ny’s Irvine office, Lancaster manages a portfolio of existing communitiesthroughoutOrangeCounty,aswellasassistsinprovidingoversightovercommunitymaintenanceandopera-tionsforateamofothercommunityassociationmanagers.

After successfully completing the CACM® Core Law and Ethicscoursesandgainingaminimumofsixmonthshands-onexperiencemanagingcommunityassociations,hebecameeligible for the CCAM® designation.

The CCAM® program was developed to establish and en-surestandardsofpracticeandprofessionalisminmanagingCaliforniacommunityassociations.

Lancasterholdsabachelor’sdegreeinbusinessmarketingfromCaliforniaStateUniversity,Fullerton.

Jennifer Kammes gets promoted Keystone Pacific Property

Management Inc.haspromotedJennifer Kammes from seniorcommunityassociationmanagertogroupcoordinatorwithin itsIrvine office.

As a group coordinator,Kammes’responsibilitiesinclude

Pam Huning

3February 2010»California»CondoManagement

CAlIFORNIA CORRESPONdENT’S’ CORNER

assisting her district manager in en-suringteamcohesionwhenhandlingspecialclientneeds.

She is a Certified Community Association Manager (CCAM®) through the California Association

of Community Managers (CACM®). Kammes holds a bachelor’s degree inbusinessadministration,marketing fromCaliforniaStateUniversity,Fullerton.

Berg Insurance agency Inc.

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(949) 830-4590 (800) 989-7990

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New Contracts & AwardsCongratulations to:

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Professional Community Management of California Inc.

WoodburyEastCommunityAssociation:Irvine �,020The Terrace: Irvine 500

WestParkVillageI:Irvine 464 MontereyParkCommunityAssociation:Irvine ��0 SantaRosaCommunityAssociation:Irvine 78 Bayshores:NewportBeach 260 BelcourtMaster:NewportBeach 2�� BelcourtTerrace:NewportBeach 56 BelcourtPark:NewportBeach 54 CanyonHeights:Menifee 394 MenifeeGreens:Menifee �59 Hillsford:LakeForest 70 CanyonPoints:LakeForest �40 TramontoatAviara:Carlsbad �3� VillageWoods:Carlsbad �60 Mallorca:MissionViejo 360 TheHeritage:Escondido ��6 Panorama:SanMarcos �68 VistadelOro:AlisoViejo 95 SierraHighlandsCommunityAssociation:CarmelValley 387

CasitasCapistranoI:SanJuanCapistrano 90

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CondoManagement » February 2010

POOls

green roof the way of the future... costly or wise investment?

rOOFing

A

A green roof is a multi-layered living roof system that is created by addinglayers of growth media and specially selected plants over the top of an enhanced roofing system. The vegetation is typically chosen with local weather conditions in mind. The North Central region uses mostly the Sedum family because this vegetation survives the winters and requires practically no maintenance.

Green roofs have important economic and environmental impacts. The first puts green right in your pocket book. When the sun is hot, most roofs warm up to 160 degrees or more, and that heat is transferred to the building. A green roof absorbs that heat and can reduce the rooftop tem-perature by as much as 65 degrees, thereby reducing electrical demand on A/C units. Some green roofs extend the life-span of your roof by pro-tecting the roof membranes from extreme temperature fluctuations and the negative impact of ultraviolet radiation. Green roofs also improve air quality, storm water retention and filtration. In areas where a rooftop can be seen or visited, it adds green space for workers or occupants.

Certain green roofs provide sufficient heating and cooling energy savings to conform to the rigorous Green Building Rating System standards created by the U.S. Green Building Council. This can allow your building to qualify for LEED (Leadership in Energy and Environmental Design) cer-tification for tax benefits.

Installing a green roof is challenging, and owners often prefer to use contractors that can handle all parts of the project. If you are re-roofing, you will need an engineer survey to certify that the additional weight load can be supported. Then the work starts by applying a roof mate-rial that will keep your building dry and then putting together the plant design. These contractors normally warranty both the growth of the vegetation and the roof performance.

Henri Germain is with Stock Roofing Company.

By Henri Germain

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February 2010 » CondoManagement B

A lot attention has been given to energy efficiency in the tough economic times we face today. Many new construction projects are incorporating energy-efficient roofing systems into their designs. This will enable the building owners to conserve energy while helping the environment. A well-designed roofing system, with the proper layers of insulation, can reduce the energy transfer of heat into and out of a building. “Energy transfer” is the key word, though.

Does it make a difference if the roofing system has an R19 rating or an R7 rating? The answer to that question can vary.

» Concrete deck substrate: The R19 rating is not necessary because the R7 insulation is enough to negate any energy transfer into the building. This is where proper design becomes so critical. R19 insulation is much more costly, yet there would be no significant energy saving by using the higher R-value insulation.

» Lightweight insulating concrete over a steel deck: The same sce-nario as above would apply, and only if the existing lightweight concrete is dry.

» Steel deck with no lightweight concrete: The R19 rating would greatly reduce the energy transfer into and out of the building. The building owner would see a significant reduction of energy costs.

» Tectum deck: The R19 rating would greatly reduce the energy transfer into and out of the building.

» Wood deck: Most wood decks have a layer of insulation beneath the plywood, but depending on the R value of that insulation, it may be necessary to install an additional layer.

We can see that in some instances more insulation will provide more energy savings, but not everyone is replacing their roofs in the very near future. So unless you are re-roofing in the next few years, most of the preceding comments do not apply to your direct situation.

Make existing roofs more energy efficientConduct a roof moisture survey to locate all trapped moisture within the roofing system. Wet

insulation will hold heat longer than dry insulation, thus allowing more energy transfer into the building. Wet insulation in cold weather can freeze and expand, allowing moisture into the build-ing and reducing the service life of the roofing system.

Use the proper type of roof moisture survey for your roofing system. Not all moisture survey methods are the same, and many types of moisture surveys are not applicable to many roofs.

infrared Method: Infrared cameras have come a long way. Many of the cameras have a high resolution that can distinguish wet areas of insulation. It is my opinion that infrared cameras, although useful, are not the best way to measure moisture infiltration in many types of roofing systems. Infrared measures surface heat differential; wet insulation, as previously stated, will hold heat longer than dry insulation, thus allowing the infrared image to locate the trapped moisture. The biggest drawback to the infrared method is that many of the roofing systems do not have the type of composition to render the infrared image effective. The following are examples of the types of roofing systems that should not be analyzed using an infrared camera.

» All roofing systems with lightweight concrete. The moisture in lightweight concrete migrates to the bottom and becomes undetectable by the infrared camera. There is no surface tem-perature differential, so the infrared method is not effective in finding trapped moisture on any of these types of roofing systems.

energy-effecient roofing systems

By Steven Thomas

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rOOFing

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CondoManagement » February 2010

it’s just water, right?

C

Maintaining a water feature is even more challenging within a manmadeenvironment. When contaminants enter a cement basin or other artificial containment, there is no natural ecosystem to cleanse the water and maintain a natural balance.

Water is pretty basic stuff – it’s just a liquid made up of hydrogen and oxygen. But in nature, water picks up a lot of dissolved and suspended substances. Lakes, streams and ponds all become contaminated through rain, wind, runoff and even illegal dumping. Fertilizer runoff and even grass clippings blown into the water can affect the pH balance and contribute to rapid growth of algae and nuisance weeds. This leads to odor, unsightliness and an overall loss of visual appeal.

Maintaining a water feature is even more challenging within a manmade environment. When contaminants enter a cement basin or other artificial containment, there is no natural ecosystem to cleanse the water and maintain a natural balance.

Water treatment products are often the first step. products such as chlorine, enzymes, chelated copper sulfate pentahydrate and alum are used to treat algae and sludge. Clarifiers will take the murkiness out of water, and colorants are used to shade bodies of water a more natural blue. All of these and more are used to retard the growth of algae, slow down the progression of biological contamination, clear up murky water and maintain a natural appearing blue color.

A highly refined double chelated copper sulfate pentahydrate is the most effective product for controlling many forms of algae. When used according to directions, this product will not harm fish or aquatic plant life and will not raise copper levels in the water. once the algae level has been lowered, a biologi-cal solution can be used to reduce sludge.

Clarifiers such as flocculants act like magnets and can be used to remove the suspended silt, some types of algae, dead organic matter and dust. They “latch” on to these floating and/or sus-pended particles and cause them to drop to the bottom of your aquatic environment. Dyes, while coloring your water feature and making it more pleasing to the eye, also block some of the UV rays, retarding the growth of algae and aquatic plants, which need sunlight to grow. Used properly, dyes are not a threat to fish or humans. The pH (acidity and alkalinity) is monitored and manipulated to ensure the manmade water feature is as close to natural as

By Maria Angel

AquAtic MAintenAnce

Before and after examples of proper

water featuremanagement.

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February 2010 » CondoManagement D

possible.Good filters and aeration are

essential in helping to retard the growth of algae and the proper oxygenation of your water fea-ture. The size and layout of your water feature will help determine the number, position and sizes of the aeration and filtration sys-tems. It is wise to drain the water feature every five years, then re-move and properly dispose of the sludge before refilling your water feature with fresh water.

There are all kinds of tools available, but none are a so-lution within themselves:

» provide aeration, ad-equate circulation and good filtration

» Manage nutrient levels; perform regular physical maintenance

» Biologically condition the water with plants, fish and invertebrates

» perform pest control as needed

» Adjust the suspended solids and organic con-tent with the use of equipment and approved chemicals

Keeping everything looking natural takes work – the best ap-proach is to hire a specialist who will work with you to restore a natural balance to your lake, pond or stream.

Regular attention is a must. Neglect is the worst enemy of wa-ter features. Maintenance is need-ed regardless of the size or type of your water feature. Aquatic maintenance specialists establish and maintain a delicate natural balance, and keep highly vis-ible bodies of water looking (and smelling) good year after year.

Maria Angel is with Diversified Waterscapes Inc.

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CondoManagement » February 2010

By kiM hOckings, ccAM

MAnAgeMent MOnthly:

(Part two of three)

cc&r: the enforcement Process, not the rock band

E

The second installment of the “enforcement process” will address how a board of directors can maintain order within a community by handling infractions appropriately. Also emphasized is the importance of being reasonable when creating rules or guidelines that govern the outdoor aesthetics of a community.

how to handle infractionsMinor infractions range from trashcans remaining in the street beyond the designated pickup dates

to visible weeds in the planters. An example of a major infraction would include exterior modifica-

tions being made without proper approval. Upon the initial observation of a minor infraction, a cour-tesy notification should be sent to the homeowner identifying the violation and offering a deadline date for compliance or hearing attendance. In the case of a major infraction, a cease-and-desist letter should be sent and legal counsel should be consulted. If the violation is not remedied and attendance at a hearing is ignored, the homeowner may be subject to a fine depending on the violation policy.

The violation policy needs to detail both the violation notification process and the hearing proce-dure, as well as include a fine schedule. Fines should relate to the type of infraction and correspond with the price point of the homes. Unreasonable or insufficient fines may result in ineffective com-pliance efforts. Levied fines may be pursued through small claims court if not voluntarily paid. The association’s general counsel may also initiate a lawsuit to gain compliance after offering alternative dispute resolution.

Homeowners’ rights to use common area facilities may also be limited or restricted, depending upon the infraction. Though hard-line methods may be periodically necessary to gain compliance, the most reasonable, respectful and courteous methods should always remain the first choice among board members and management firms.

Architectural guidelinesWhen creating or modifying architectural guidelines and regulations, board members and manage-

ment firms should apply the principle of rationality. As explained above, these documents may be modified by a board vote, but only after the membership has been provided a full 30 days to com-ment.

Based on this premise, board members should opt to modify the above documents rather than ignore what they consider unreasonable or ineffective rules and architectural guidelines. Choosing to ignore rules may create the perception of inconsistent enforcement procedures. It is the management firm’s responsibility to advise the board regarding any modifications adversely impacting or enhanc-ing property values. The methods for gaining compliance with these documents should be detailed in a violation policy, which should mirror the structure discussed in the documents governing the community.

An efficient monitoring method should be employed to accurately track new community landscape installation deadlines. Courtesy reminder notices should be sent to each new homeowner two to three months in advance of the installation deadline. The reminder should provide direction to prompt feedback from new homeowners that will aid in facilitating expedient responses and strife-free com-pliance. Including additional architectural submittal forms with reminder notices may be helpful to homeowners as well. Should a homeowner begin installation prior to obtaining necessary architectural approvals, a cease-and-desist notification should be sent to the homeowner immediately. This notifi-cation should instruct the discontinuation of all work and advise the homeowner of requirements for submitting plans for exterior modifications.

Kim Hockings, CCAM, is a district manager with Keystone Pacific Property Management in Irvine, Calif.

7

February 2010 » CondoManagement

lAnDscAPinggenerAl venDOr

By Aaron Griffith

F

While compact fluorescent lamps (CFLs) are gradually finding their way into homes, fluorescent lighting has long been the choice of facilities that want to cut energy costs and reduce their impact on the environment. The fluorescent switch makes perfect sense:

Changing to fluorescent lighting cuts energy usage for buildings by up to 75 percent, saving money and cutting pollution from power plant carbon emissions.

But there is a small tradeoff for the energy and cost savings resulting from fluorescent lighting. Inside each fluorescent bulb is a small amount of mercury, a toxic element that can adversely affect human and environ-mental health if released into the air or water. When used correctly, fluo-rescent bulbs are perfectly safe; the risk for mercury pollution increases when the bulbs break, usually during their disposal. Whether it is when the bulbs are smashed in a dumpster or when they break at the landfill, mercury eventually finds its way into the environment. Mercury vapors can stay in and around a facility for quite some time, being inhaled by employees or others who are in the building. If bulbs are broken in a landfill, the surrounding groundwater and land can be contaminated, harming all who come in contact with it. Experts estimate that around 670 million lamps are sent to landfills each year, resulting in 2 to 4 tons of mercury being released. Additionally, lamp breakage itself releases up to 1 ton of mercury vapor into the atmosphere each year.

The negative effects that mercury has on people and the environment is manifold, but here are just a few facts: as a potent neurotoxin, mercury exposure can adversely affect the brain, kidneys and liver in humans and can be a source of developmental problems for children. When introduced into the environment, mercury can contaminate large areas of land and water, accumulating in wildlife (usually fish), which in turn is eaten by humans. Mercury is so potent that just 1 gram of it from the atmosphere can contaminate a �0-acre lake for one year.

Frustrating solutions

Needless to say, the potential effect of millions of mercury-con-taining bulbs being improperly disposed of by thousands of facilities is a harrowing prospect. Fortunately, once facilities started learning about the hazards of throwing lamps in the trash, most started look-ing for a safer method of disposal. Facilities also discovered that the lamps aren’t expensive to recycle: over the lifetime of a lamp, the cost of recycling is less than 1 percent of the total cost of ownership. Recycling lamps has become the accepted disposal method, as the

CoNTINUED oN pAGE p

crushing fluorescent bulbs: saving the environment while saving money

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CondoManagement » February 2010

outdoor lighting: why quality trumPs quantity

lighting

G

in the past, property owners and managers have tackled the need for betteroutdoor lighting by installing HID (high intensity discharge) lighting sources that essentially blast the grounds with light. Unfortunately, high intensity lighting typically casts hard shadows, pro-duces an unnatural look and distorts color, while adding significantly to the monthly electric bill.

In other words, the quantity approach to outdoor lighting completely ignores the quality aspect. Light, after all, has a very specific purpose. Resident security in parking areas, walkways, outdoor seating or recreational areas is a primary concern. So is the aesthetic quality of light, which can make a property more attractive to prospective residents. Both issues impact occupancy rates, and ultimately the bottom line.

Yet light quality has largely been misunderstood, in particular how the human eye reacts to light. In the absence of this information, light me-ters have been used to ascertain quality, but there is considerable data that now shows that light meters “see” light differently from the human eye. Therefore, a better understanding about the physiology of vision is casting new light on which lighting technologies work best.

seeing better under the lights Most HID light comes from a point source, therefore creating hard

shadows. The physiologic consequences can be quite unnerving, as the harshness of this light forces the iris to contract, which subsequently causes a “disability glare” that can register as discomfort or even pain. Incandescent light bulbs, and even the up-and-coming LEDs, fare no better, as they also produce light from a single point.

By taking into account the human visual response and applying this information to outdoor residential, commercial and industrial lighting designs, visual acuity can be improved through a combination of fluorescent light sources within carefully designed fixtures.

“We do not want our residents to worry about their surroundings, and we accomplish this by using efficient lighting around our buildings,” says Seth Greenberg, CEo of one of the nation’s pre-

miere real estate firms specializing in the development and management of multi-family properties. “When our lighting fixtures shed a natural and appropriate light, people feel more comfortable and safety is no longer an issue for them.”

Fluorescent light emanates from a tube that dispers-es light throughout its length. This dispersion helps re-duce hotspots and the sharp fall-off that creates shad-ows. This soft-fill light allows for a uniform visibility and instills a sense of safety since the eye doesn’t have to continually adapt to brighter and darker areas.

“We undertook one project where there previously was a combination of light technologies used through-out the complex,” says Bob Malone, president of a firm that designs and installs controls and other energy-re-lated systems. “We subsequently installed fluorescent lights, and now the whole complex, including walkways, parking and recreational areas, looks much more evenly

By Douglas Clark

Uniform lighting from 36-watt fluorescent floods, under eave mount

9

February 2010 » CondoManagement

CoNTINUED oN pAGE J

Hproper vehicle and surround color, even interior details

lit with true color that is consistent throughout the entire site. It is a very dramatic improvement.”

According to Larry Leetzow, a USEpA Certified Lighting Efficiency planner, high-quality fluorescent fixtures and lamps can provide visual characteristics that make it a fundamentally superior light source.

“The quality of light is its trueness to the daylight that we see with our eyes,” explains Leetzow. He continues by explaining that the human eye has three photoreceptors – red, blue and green – just like computer displays and televisions. When combined, the red, blue and green light frequencies make white light, which enables people to see more normally. Fluorescent light sources can produce that light, which is far more balanced and normal than the yel-low light frequencies produced by a low- and high-pressure sodium lights, for instance.

Fluorescent lamps reduce “exit luminance,” commonly called glare. Because properly designed fluorescent fixtures and lamps require fewer lumens to produce higher quality, whiter light, they also require substantially less energy.

Better security through better lighting of course, the payoff for all of this optical technology comes in the form of better security,

which ultimately affects occupancy rates. Residents and guests feel more secure when harsh shad-ows are eliminated.

By using fluorescent lights with powerful reflectors, you get a much better spread-of-field than with the old pole-mounted HID lights, enabling you to light buildings, pool areas, walkways and parking lots with fewer fixtures; the fact that there are fewer harsh shadows is part of the security benefit.

Better lighting also allows security staff to obtain more accurate descriptions of suspicious persons or vehicles. So much so that some military bases are switching from HID lighting to fluorescent. For instance, at the main gate of the Marine Corp Air Station in Miramar, Calif., facili-ties management swapped out 33,000 watts of metal halide fixtures in favor of 6,000 watts of fluorescent fixtures and achieved far more effective lighting with no hot and dark spots or high-glare factors.

showing off the property under the best light

The shortcomings of HID light-ing, and even quartz halogen, be-come even more apparent when other qualities of vision are com-pared. Consider color, for instance.

The Color Rendering Index (CRI) is used to describe the visual effect of light on colored surfaces. The fol-lowing table depicts some common ranges of CRI, with 100 being best since it comes closest to reproduc-ing color as the sun does.

Low pressure Sodium 0 Clear Mercury 17 High pressure Sodium 25 White Deluxe Mercury 45 Metal Halide 85 4100K Fluorescent 86

Total area coverage with no glare or hot spots

10

CondoManagement » February 2010

POOls

sAFety

aluminum wiring:

a leading cause of fire hazards and exPensive insurance hikes

I

the aluminum wiring used in electrical systems installed during the 60s and 70s created a fire hazard throughout the home or building. While the Consumer product Safety Commission (CpSC) has for the past three decades widely publicized that aluminum branch-circuit wiring is a fire hazard, insurance companies are just now catching on and are raising premiums accordingly.

The CpSC estimates that 2 million homes in the United States were built or renovated using electrical circuits with aluminum wiring.

The metal alloys used in many multi-family residential buildings during the �0s and 70s had

some critical flaws that made it unsuitable for use as an electrical conductor. The aluminum alloy used at the time expands and contracts substantially, both in length and diameter, with a change in its temperature. Conductors going through numerous cycles of hot and cold temperatures can separate from the attached electrical devices (such as switches, receptacles, lights and circuit breakers), compromising connections and creating severe heat buildup.

In addition, the aluminum used at the time oxidizes when exposed to air, creating a poor conductor of electricity, compromising connec-tions and creating additional heat, which has the potential to cause a fire. Even if this does not directly start a fire, the heat can melt and/or burn away insulation, which can create a short that may arc and ulti-mately spark a fire. The problem is compounded every time the wire goes through another cycle of heating and cooling

In a nutshell, aluminum wiring ex-pands, contracts and oxidizes, causing excessive heating. According to the CpSC, fires and even deaths have been caused by this problem.

Recognizing the dangers of aluminum electrical wiring, insurance companies have started to look for aluminum wir-ing in buildings constructed around these decades. Where they have found the of-fending conductors, insurance premiums have skyrocketed, a reflection of how se-rious the insurance industry perceives the problem.

To keep insurance prices at a minimum and to eradicate the fire hazard within a home or building, the owner or manager has many remediation options, such as having a professional install aluminum-to-copper connectors or removing and re-placing all aluminum wiring. Each reme-

By Allan Samuels,LEED Ap

11

February 2010 » CondoManagement J

dial method has its pros and cons and should be evaluated as to its suitability for each par-ticular building.

To immediately reduce the risk of fire in buildings with buildings that may have alu-minum electrical wiring, the following steps should be taken:

» Determine if aluminum wiring is pres-ent in the building

» Inspect electrical system for signs of aluminum wiring failure

» Install smoke detectors and check that existing detectors are operating correctly

It is all too easy to ignore problems that are unseen, but aluminum electrical wiring hidden behind drywall is still a fire hazard. Likewise, it is easy to believe that aluminum wiring is safe if it has not caused a problem in a home or building for the past 30 or 40 years, but the longer the connection is allowed to deteriorate, the more likely a problem will occur.

Be safe, not sorry – have a professional review your electrical system today.

Allan Samuels, LEED AP is the managing partner of Energy Squared LLC.

So if you ever suspected that the pumpkin hue from HID lights makes plants and building colors look unnatural, you were absolutely correct.

Fluorescent lighting sources top this list, making foliage look more naturally green and repro-ducing all other colors as we remember them in daylight. provided with a choice, residents will opt for a property with the more natural, less glary light every time.

reducing electric costs The quality of lighting also exerts a direct effect on cost containment. If fewer fixtures are

needed, less initial outlay is required along with lowered maintenance expenses.Fluorescent lights are comparable in cost to something like an HID, but you get more for your

money since the fluorescents use less electricity, and that means lower operating costs.one final consideration involves lighting controls. Note that HID lights can require as much as

15 minutes to warm up and achieve full light output. Even a momentary loss of power can cause the system to re-strike and have to warm up again, making HIDs inappropriate for use in conjunc-tion with motion detectors. The only alternative is constant illumination, and a backup system is often required for applications where safety and security are required. However, a fluorescent light will turn on quickly, and utilizing a motion sensor in appropriate areas will reduce electric costs further.

With a thorough consideration of all elements pertaining to the quality of light, property owners and managers can turn this understanding into dollars and cents via increased occupancies and decreased electric bills.

Douglas Glenn Clark is a certified lighting consultant and the founder of Magnaray.

Ways to rejuvenate...cOntinueD FrOM PAge 11 cOntinueD FrOM PAge h Outdoor lighting...

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CondoManagement » February 2010K

how to use - not abuse - your roof consultant

rOOFing

Although the idea of abusing your roofing consultant may not appear to be that bad an idea, I would like to propose that using him instead may better serve your long-term needs. First, to be able to use any consultant properly, you must have a relatively thorough understanding of their capabilities. This is best evaluated prior to selection, by researching their experience with your particular type of roofing system, investigating previous jobs they have completed and conducting an in-depth interview to assess the personal communicative skills and ability of the consultant to understand the specific needs of your situation.

It is hard to overemphasize experience when selecting the person who is going to provide you with valuable information and insight. It is important that an element of trust exists between the owner or representative and the consulting company. If this level of trust is not established prior

By J. Douglas Wallace

to commencement of the job, then many areas of confusion or misunderstanding may arise. No matter how many glowing references you may receive prior to selection, a 30-minute interview may be your most important investment in the selection process. It is critical that your consultant be able to effectively communicate so that you may understand not only the process, but also all options that may be available prior to selection of a roofing system.

What, then is the primary function of a roofing consultant? Certainly numerous answers to this question are appropriate. However, my firm belief is that the consultant’s number one job is edu-cating the client relative to the choices available and the various advantages and disadvantages of each roofing system. The first step in that process generally is the inspection of the property, followed with a written evaluation that delineates the problems of the current roofing system. The report should include any options available relative to repair or replacement of the present system. It should also include cost estimates for each system as well as projected life expectancies for each option. This report should allow the property owners to make an informed decision as to which roofing system best meets their particular needs.

The next step in the process is generally the writing of specifications, which will allow repu-table contractors to bid on the work with equal footing. Specifications should address all details of the repair or replacement process and should give very specific guidance so that each roofing contractor thoroughly understands exactly what the owner is expecting. Most roofing contractors will agree that written specifications by a professional roofing consultant makes their job easier by eliminating dishonest or unprofessional contractors who many times acquire jobs by misleading owners or representatives tasked with the selection process.

Finally, conducting thorough and regular inspections throughout the re-roofing or repair process is essential to guarantee that the work specified is in fact the work receive. In this stage of the process, it is also important that the roofing contractor has an immediate understanding that the work being undertaken is matching the specifications. It is essential that any variances from the written specifications get immediate approval so that re-work by the contractor is not necessary. There is nothing more exasperating for the contractor, the consultant or the owners than having to remove and replace newly installed material. Timely inspections prevent misunderstandings from becoming mistakes or areas of contention.

In summary, a professional roofing consultant can help you identify the exact condition of your roofing system, any options that may be available, along with the cost estimates for those options. They can help select not only the roofing system, but also the roofing contractor who will under-

CoNTINUED oN pAGE o

rOOFing

It is hard to

overemphasize ex-

perience when se-

lecting the person

who is going to

provide you with

valuable informa-

tion and insight.

1�

February 2010 » CondoManagement l

By J. Douglas Wallace

1�

CondoManagement » February 2010M

New CAI leaders took office January 1

P. Michael nagle, esq., founding partner of the Maryland law firm of Nagle & Zaller, p.C., began a one-year term as the 37th national president of Community Associations Institute (CAI) Jan. 1. Elected by members of the CAI Board of Trustees, Nagle is a charter member of CAI’s College of Community Association Lawyers, a past president of the Central Maryland chapter and author or co-author of several CAI publications.

Steven Y. Brumfield, CMCA, AMS, PCAM, vice president of operations for the Wentworth Group, an association manage-ment firm headquartered in Cochranville, penn., will serve as CAI’s 2010 president-elect.

Nagle will be joined by six new or re-elected members of the board of trustees and 14 newly elected or reelected members of CAI’s three Membership Representation Groups (MRGs).

“Serving as president of CAI is an unqualified honor, but it’s also an opportunity to continue to build and strengthen CAI and the concept of community association living,” said Nagle. “CAI is a strong and indispensable organization – for management professionals, community leaders and service providers across the country. I look forward to working with the board of trustees, other industry leaders and CAI staff to bring even greater practical value to our almost 30,000 members in 2010 and beyond.”

CAI’s 2010 board of trustees includes four new members: ted s. herrle, cMcA, AMs, lsM, PcAM, Admiral’s Cove property owners Association, Jupiter, Fla.; Drew regitz, AssociationVoice, LLC, Denver, Col.; richard salpietra, esq., The Law offices of Richard Salpietra, Rancho Santa Fe, Calif.; Michael William Shiflett, InterNeighborhood Council of Durham, Durham, N.C. Nagle, Brumfield and the following members return to the 14-member board (* reappointed to another term): *Dennis c. Abbott, cMcA, AMs, PcAM, Abbott Enterprises Inc., AAMC, Charlotte, N.C.; robert e. Barlow, Jr., cMcA, AMs, PcAM, cirMs, ADp Barlow Insurance, Bethlehem, pa.; David i. caplan, cMcA, AMs, PcAM, Community Association Management LLC, Stevenson, Md.; kathryn c. Danella, cMcA, lsM, PcAM, Boca pointe Community Association Inc., Boca Raton, Fla.; Julie Mcghee howard, esq., Weissman, Nowack, Curry & Wilco, p.C., Atlanta, Ga.; Michael J. Magnotta, iii, Advanced Technology Group Inc., plymouth Meeting, pa.; Jack Mcgrath, The Grande at Colts Neck Condo Association, Colts Neck, N.J.; *John Mcinerney, AMs, lsM, PcAM, Talis Management Group Inc., AAMC, Raleigh, N.C.

CAI’s three primary member constituencies are represented by the Association of professional Community Managers (ApCM) Board, Business partners Council (BpC) and Community Association Volunteers Committee (CAVC). MRG members are selected by a vote of CAI members in each category of membership.

The 2010 ApCM Board (*newly elected or reelected): David I. Caplan (chair), CMCA, AMS, PCAM, Community Associa-tion Management LLC, Stevenson, Md.; Dennis C. Abbott (chair-elect), CMCA, AMS, PCAM, Abbott Enterprises, Inc., AAMC, Charlotte, N.C.; *Pamela D. Bailey, cMcA, AMs, PcAM, Chaparral Management, AAMC, Spring, Texas; sue carpenter, cMcA, AMs, PcAM, Community Management professionals Inc., orlando, Fla.; kathryn c. Danella, cMcA, lsM, PcAM, Boca pointe Community Association Inc., Boca Raton, Fla.; *staci M. gelfound, cMcA, AMs, PcAM, Association Integrated Management Services LLC, Gaithersburg, Md.; ted s. herrle, cMcA, AMs, lsM, PcAM, Admiral’s Cove property owners Association, Jupi-ter, Fla.; *cathy s. kelly, cMcA, AMs, PcAM, ocean Ridge Management, Boynton Beach, Fla.; lori loch-lee, cMcA, AMs, PcAM, Rossmar & Graham Management Co., Mesa, Ariz.; *Jared Mcnabb, cMcA, PcAM, Crowninshield Management Corp., AMo, peabody, Mass.; Paula santangelo, cMcA, AMs, PcAM, Mid-Atlantic Management Corp., AAMC, plymouth Meeting, pa.; *steven shuey, PcAM, Team property Management Inc., Rancho Mirage, Calif.; *robin steinkritz, cMcA, AMs, PcAM, Heritage property Management Services Inc., Atlanta, Ga.

The 2010 BpC (*newly elected or reelected): robert e. Barlow, Jr., cMcA, AMs, PcAM, cirMs, ADp Barlow Insurance, Bethlehem, pa.; *Drew regitz (chair-elect), AssociationVoice LLC, Denver, Colo.; *sara e. Barry, cMcA, PcAM, Wolf, Rifkin, Shapiro & Schulman LLp, Las Vegas, Nev.; heather l. cozby, cPA, Cozby & Bruno, LLC, plymouth, Mass.; *george Demetria-des, paint-Group/paint-pro Inc., Highstown, N.J.; *henry A. goodman, esq., Goodman & Shapiro LLC, Dedham, Mass.; *Mickel graham, PcAM, Union Bank–HoA Banking Services, Atlanta, Ga.; Michael J. Magnotta, iii, Advanced Technology Group Inc., plymouth Meeting, pa.; Marc nuz-zolo, CNL Bank, Boca Raton, Fla.; caroline record, esq.,Berman, Sauter, Record & Jardim, p.C., Morristown, N.J.; loura sanchez, esq., HindmanSanchez, pC, Arvada, Colo.; lynn voorhees, rs, Kipcon Inc., North Brunswick, N.J.

The 2010 CAVC (*newly elected or reelected): Jack Mc-grath (chair), The Grande at Colts Neck Condo Association, Colts Neck, N.J.; Michael William Shiflett (chair-elect),

nAtiOnAl cOrresPOnDents’ cOrner

1�

February 2010 » CondoManagement N

InterNeighborhood Council of Durham, Durham, N.C.; Prudence Bachmann, The Masters Condominium Association, Suffolk, Va.; *Marilyn Brainard, Wingfield Springs Community Association, Sparks, Nev.; *victoria A. cohen, Lake Murray Terrace, San Diego, Calif.; *Fred Mellenbruch, Lake Mission Viejo Association, Mission Viejo, Calif.

“Change is inevitable, but one aspect of CAI never changes - the dedicated members willing to volunteer their time and expertise to help us bring even more value to each individual member and the industry at large,” said CAI Chief Executive officer Thomas M. Skiba, CAE. “We’re fortunate to have so many committed members eager to step into leadership roles. our ongoing success is a direct result of their energy and efforts.”

nccer announces 2010 Board of trusteesThe National Center for Construction Education and Research (NCCER) has elected carole Bionda, vice president of legal

and personnel, NoVA Group, Napa, Calif., as its 2010 board of trustees’ chairperson. Bionda will succeed rick graves, senior vice president of operations of Fluor Enterprises Inc., Dallas. ivan crossland, CEo, Crossland Construction, will serve as the 2010 NCCER vice chairman.

NCCER’s board of trustees consists of representatives from contributing contractors, owners, and NCCER partnering as-sociations.

All trustees are recognized for their expertise in construction or construction-related issues and serve a one- to three-year term.

Additional 2010 board of trustees members include: Alan Burton, Cianbro Corp; keith Byrom, precision Resources; Wayne crew, Construction Industry Institute; Jim elmer, James W. Elmer Construction Co.; tim ely, Beacon Electric Co.; John gaylor, Gaylor, Inc.; vincent giardina, LeGlue & Company; Darrell hargrave, KBR Services; Dr. ray issa, University of Florida M.E. Rinker School; Andy Jones, Shell Downstream Inc.; tim lawrence, SkillsUSA; carl Mccoley, Dupont; David Mielke, M.W. Mielke; Bob Parker, Repcon Strickland; chip reid, Current Builders; gerry sprentall, Intel; lowell Wiles, Jacobs; and Jonathan yarbrough, ExxonMobil.

Ways to rejuvenate...cOntinueD FrOM PAge 11 cOntinueD FrOM PAge B Energy efficient roofing systems...

» Reflective coated roofing systems. A reflective coating or white surfaced roof does not sufficiently heat up during the day. This will inhibit the wet insulation from heating up enough to be recognized by the infrared image.

nuclear Method: The Troxler Nuclear Moisture Meter is used to detect moisture as deep as eight inches into the roofing system in roughly a ten-foot by ten-foot square. It will peer through all layers of insulation and can be used on all types of roofing systems. on projects where one roof has been installed over another, or on multi-layered systems, a nuclear moisture survey is the only moisture detection method that will accurately locate moisture in the bottom layers of insulation installed to the deck. In our opinion, after surveying over 10,000 roofs, this method is by far the most accurate.

electrical capacitance method: This method is best used on single-ply roofs (but not E.p.D.M. rubber) with no insulation over a wood deck. The electrical capacitance meter in our opinion does not have the depth capability to make an accurate survey of trapped moisture.

The moisture survey graph will enable your roofing contractor to accurately remove all wet areas with the roofing system. This will make your building more energy efficient and less costly to operate.

Roof coating can be a very effective way to reduce the energy transfer in an existing building. A white surfaced roofing system is reflective and will reduce heat transfer, thus making the building more energy efficient. Many of the coatings will allow building owners to qualify for a rebate from local utility companies as well. All of this makes sense when considering the cost of inaction.

A Florida exampleA 30,000-square-foot condominium in south Florida applied a roof coating to a 10-year-old roofing system. The condo-

minium got a $15,000 rebate from the utility company (which also extended the life of their roofing system), and the top-floor units (15 2,500-square-foot units) saved approximately 20 percent on the energy bills after the coating was applied. This can add up over a period of years, and I am sure those top-floor building dwellers really appreciate the savings.

Whether you are installing a new roof or maintaining an old one, significant savings can be achieved by using this com-monsense approach. There are upfront costs associated with coating a roof or conducting a moisture survey; however, in the long run everyone will save.

Steven Thomas is the president of Roof Leak Detection Co. Inc.

1�

CondoManagement » February 2010o

take the work. Finally, they can verify that the work is properly and completely installed, prior to the allocation of funds. From a practical standpoint, they can also help alleviate any problems that may arise during the job from unforeseen items or accidents. They represent the owner and act as a go-between for them in respect for the roofing contractor. This gives the owner a single source of contact once the work commences.

What a consultant cannot do is eliminate all problems or headaches that may arise during the repair/replacement pro-cess. They can manage the problems and assure compliance to the written specifications, but they do not actually do the work. That is the job of the roofing contractor, and thus the consultant can only monitor and attempt to control the job as it progresses. He cannot forecast when someone will drop a piece of debris or equipment from the roof, or run a truck over a row of shrubbery (even though all of us would like to). He can, however, minimize the chances that this type of accident will occur, as well as deal with the consequences in a professional manner.

He cannot communicate with every resident in a multi-building complex. He must have a competent point of contact with the owners so that an effective line of communications exists. It is essential that everyone in the complex understand what are the parameters of the work and how it will affect their individual lives. If significant vibrations may occur, then all valuable items displayed on walls or precarious ledges should be removed prior to the roofing contractor beginning their work. This cannot occur unless a realistic schedule and written notification to the residents exists. Again, communication prior to the commencement of the project may very well eliminate many of the normal problems common to most roofing contracts.

Whether you use or abuse your roofing consultant may well depend on your understanding of what you should logically expect, combined with what they can actually deliver. problems can arise on any job. The measure of your consultant may well be how those problems are handled and how your project is eventually completed. Trust is certainly something that must be earned, but trust is essential between the consultant and their client if the job is to flow properly. I hope you will spend the time necessary to select the best roofing consultant for your needs. This should not only result in fewer headaches for you, but also in a better roofing system at a reasonable price. Value is what a consultant can deliver, and if they don’t - abuse them!

J. Douglas Wallace is president of William John Associates in Maitland, Fla.

Ways to rejuvenate...cOntinueD FrOM PAge 11 cOntinueD FrOM PAge k how to use - not abuse - your roof consultant

17

February 2010 » CondoManagement p

Ways to rejuvenate... Ways to rejuvenate...cOntinueD FrOM PAge 11 cOntinueD FrOM PAge F Crushing fluorescent bulbs...

mercury can safely be removed by machinery at specialized recycling centers. Additionally, government regulations have been put in place in many states, requiring facilities to dispose of their bulbs through certified recyclers.

Most facilities that recycle their bulbs do so by boxing them up and arranging for a pickup by the recycler. Employees col-lect bulbs and stack them in boxes, and once the pile gets big enough they call to get them picked up. Boxing bulbs and or-dering recycling pickups is quite common, but facility staff can quickly get frustrated with this process as it consumes both valuable employee time and floor space. Mark Funkhouser, a facility manager in Santa Ynez, Calif., knows firsthand about the bulb bulk pickup hassle. His 120-person staff spent significant amounts of time collecting spent lamps in their building complex and boxing them up for pickup. “We wasted a lot of time coordinating the pickup or drop-off of recyclables,” he said. “It required a lot of attention. It required labor because we had to pack the bulbs in different kinds of bins and place them wherever the truck pickup was going to be. We also were never sure of the [recycler’s] schedule, so we really didn’t know when he was going to come.”

Funkhouser and his staff weren’t alone in their frustration. Sheela Backen, Integrated Solid Waste program Manager at a large facility in Colorado, oversaw a similarly complex and expensive method of bulb recycling. Her staff would pack lamps into their original cartons and load them onto a truck for transport back to a recycling facility. “That method presented a lot of problems,” Backen says. “We couldn’t get people to make sure the cartons were full, taped and marked with the date. When the truck was coming to pick them up, we would have anywhere from six to eight people filling boxes, taping them back up and then loading this truck. It was not cost-effective at all.”

lamp crushing: A smart alternativeIt’s troubling that facilities trying to do the right thing by recycling their bulbs get stuck with inefficient and expensive

pickups (not to mention piles of boxes of spent lamps sitting around their warehouse). However, there’s an alternative method of bulb disposal that rewards facilities and their staff with low costs, increased efficiency, space savings and envi-ronmental benefits. It’s called lamp crushing, and it’s as simple as it sounds. once lamps reach the end of their life, they are fed into a machine that breaks them down into tiny pieces. Many lamp crushers also have a filter to capture mercury vapors from the broken tubes. After crushing, the material is picked up by a recycler for further processing.

Lamp crushing offers facilities multiple benefits. First, a facility can reduce labor by 20 hours per 1,000 lamps versus box-ing up lamps for pickup. Secondly, facilities can save up to 50 percent on recycling costs when they schedule a bulk recycling pickup for their crushed lamps. Finally, since hundreds of lamps fit into one drum, facilities can minimize their spent-lamp storage space by switching to a lamp crusher.

The savings from crushing lamps comes from the reduced cost in their pickup and transportation compared to an intact lamp pickup. Crushed lamps take up less space during transport, and since they have already been processed, the cost of recycling the crushed material is much lower.

Sheela Backen describes her facility’s experience with a lamp crusher: “The bulbs are brought to a specific location. I send one person over there for a couple hours a week to crush the tubes. It’s quick and efficient, and I don’t have to waste time loading a truck.”

Large facilities are quickly seeing results with the machines too, noting that a lamp crusher has saved on storage space as well as labor, and expenses for recycling have been cut by thousands of dollars.

Crushing bulbs can even get a little addictive for some facility staff. Brian Weeks of Lakeland Regional Medical Center saw that his employees were getting hooked on the whole idea: “We like it so much, my guys are running around looking for spare tubes to crush.”

seeing green resultsLamp crushing has helped facilities save money, space and time over other lamp disposal methods, but some facilities

wanted to better understand lamp crushers’ impact on the environment. There are websites that feature innovative tools that customers can use to see how much waste they recycled. Every time users fill up a drum with crushed lamps and have it shipped off, they can see their progress on a special web report that details the exact amount they recycled. The reports also track progress over time, so a facility can see exactly how much waste they recycle from month to month or year to year.

This has become a useful tool not only for internal review, but also for green marketing campaigns. Facilities can now re-port on their green progress with tangible data, showing exactly what they are doing to become environmentally friendly.

Everyone who recycles fluorescent bulbs is helping to reduce the burden of mercury on the environment. But people who crush their lamps are helping the environment while also saving money, time and space. Consider checking out lamp crushers to help keep the environment healthy while making life a little easier for your facility.

Aaron Griffith is a project manager for Air Cycle Corporation in Broadview, IL

20 CondoManagement»California»February 2010

With recent news about illegal “hotels,” or apartment buildings that offer illicitovernightstays,it’smoreimportantthaneverthatHOAsunderstandhowcorporatehousingisdifferentfromtheseunlawfulventures.Corporatehousingisanindustrythatofferslegitimatefurnishedmonthlyrentals.Oftenaprofessionalwillstayinacorporaterentalwhentravelingforbusiness.Theminimumstayis30days,althoughmoststaysincondosaverage�20daysormore.

By Kimberly Smith

Corporate housing Can drive up a building’s value...really!

Managed corporate housing is perfectly legal and is operated by alicensedrealestatebrokerthatissubjecttoalllawsandregulationses-tablishedbytheStateRealEstateCommission.Plus,corporatehousingactuallycanaddvaluetoacondominiumbuilding.

Corporate housing preserves options and valueSome HOAs prohibit short-term rentals or renters altogether. While

thissoundsgoodonpaper,theserulesactuallybringdownthevalueofabuildingforseveralreasons.

One,limitingrenterscanmakeabuildingundesirabletoinvestorswhomakeupalargepoolofpotentialbuyers.Investorscanhelpmaintainorincreaseabuilding’svaluebecausetheyincreaseabuilding’soccupancyandtypicallyhireprofessionalpropertymanagerstoregularlymaintaintheunit.Goodinvestorshangontoapropertyforseveralyears,makeregularimprovementsandgenerallydriveupappreciation.

Two,HOAsthatlimitrentersalienatepotentialhomebuyerswhodesireoptionsshouldlifethrowthemacurveball.Nooneknowswhentheymightsuddenlylosealovedoneorajoborexperienceanotherhardship.Inaboomingmarketthehomeownercouldeasilysell,butinasoftmarkettheyoftenwalkaway.HOAsknowthatevenoneforeclosurecandrivedowntheentirebuilding’svalue,tarnishitsimageandcreatesafetyandmaintenanceissuesthatimpactallresidents.

Three,short-termrenterscreateless wear and tear on a buildingthanatraditionalyear-longrenterdespitewhatmanythink.Year-long

RENTALs

renters move furniture in and outyearafteryear.Ashort-termrenterbringsafewsuitcases,gentlyusestheproperty,andthenleaves.

Four,it’simportantHOAsunder-stand that the typical corporatehousing renter is aprofessional–notapartierortypicalhotelguest.Corporate housing tenants aretravelingbusinessexecutives,vis-itingprofessors,residencydoctors,travelingnursesandrelocatedfam-ilies.Thesearehighqualityrenterswhowouldcareforapropertyasifitweretheirown.

HOAs know thateven one fore-

closure can drivedown the entirebuilding’s value,tarnish its imageand create safetyand maintenance

issues that impactall residents.

2�February 2010»California»CondoManagement

Preparing the HOA for rentersHOAs should carefully prepare themselves so they are fully equipped to foster successful rela-

tionshipsbetweenboardmembers,homeownersandrenters.Somesuggestionsinclude:

» lease agreements: The HOA should require homeowners to provide a copy of the leaseagreement–whichshouldincludethetenantnamesandpets(ifany).Theleaseagree-mentshouldrequiretenantstoagreetoandabidebyHOArules.

» Parking: All tenants should sign a parking agreement to ensure they know how to accessparkingandthattheyparkinthecorrectspace.

» Orientation sheet: HOAs can provide a building fact sheet that includes informationaboutdeliveries,security,emergencies,mail,trashandspecialdetails.Thiswillbehelpful

Steven Smith landscape Inc.

1916 Commercial StreetEscondido,CA92029•(760)745-99�6

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7daysaweekwith24-houremergencyservice

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not only to tenants but tonewhomeownerstoo.

» detailed covenants TheCC&Rs should make adistinction between un-furnished and furnishedrentals. If you only specifyunfurnished rentals in yourCC&Rs, owners may assumethere are no regulations forfurnishedrentals.

» Special pet rules: Pets areoftenanissuebetweenHOAs,tenants and renters. HOAsshould specify pet policiesforownersvs.renters,whichmay be different for eachresidenttype.

» Property owner education:Create an information sheetfor owners who want torent their condos. Requirehomeowners to sign it sothereisnoquestionthattheyunderstandthepolicies.

HOAs are important to helpinghomeownersmaintaintheirinvestmentandkeepthepeace. Understandinghow corporate housing can actuallydriveupabuilding’svaluecanmakefor a better, more enjoyable livingenvironmentforall.

Kimberly Smith is an elected board mem-ber of the Corporate Housing Providers Association (CHPA). She and her hus-band, Eric Smith, are the founders of AvenueWest Corporate Housing and CorporateHousingbyOwner.com.

22 CondoManagement»California»February 2010

By Don Dabbs

fertilizing a tree CorreCtly - benefit the tree, benefit the earth

LANDsCApINg

Fertilizing typical and drought-tolerant trees requires not only applyingfertilizerintherightseasonbutalsoproperlyadministratingthebestproductforthetree.Fertil-izerisoftenmisunderstoodandmisused.Itisnotreallydirectfoodfortreesbutaboosttothetreeasitprovidestheingredientsneededforphotosynthesisandgrowth.Fertilizershouldbeusednotonlywhenmineralsarelackingorabsentinthesoilbutalsotomaintainagoodchemicalbal-ancewithinthesoilallyearlong.

YourstandardtreesformostlandscapesrangefromKingandQueenpalmstoAgonis,MagnoliaandLagerstromiavarieties.Drought-toleranttreescanbefertilizedmuchinthesamewayasstan-

dardtrees.Treesshouldbefertilizedonaregularschedule,dependingonthegeographyandstatusofthetree.Treesinareasthatreceivealotofrainusuallyhavealotofnaturalnutrientsinthesoilandrequireonlyaboutonetotwoapplicationsoffertilizerayear.However,inmorearidareasliketheSouthwest,youshouldfertilizeuptothreetimesayeartoproducemorenutrientsinthesoilandtokeeptheplanthealthythrougheveryseason.Thebesttimesforfertilizingareinearlyspring,mid-yearandinthefall.Theearlyspringisagoodtimebecausetreerootsarecomingoutofthedormantperiodandrequireahealthyboostastheyarestartingtogrow.Mid-yearisalsoimportantbecausetreesareexperi-encingmoreheat,andthereforeabsorbingwaterfasterandgoingthroughnutrientsmorequickly.Fertilizingduringthistimegivesthetreeaboostandreplenishesthosenutrientslost.Duringthefalltreerootshavecooledabit,butthereisn’tasmuchrainfallasduringwintermonths.Avoidfertilizingtreesandshrubsstressedbydroughtduringthesummermonths.Ifwaterisunavailable,donotfertilizeatallbecauseplantswillbeunabletoabsorbthenutrients.

Atypicalmistakemostcommonlymadeduringfertilizingisoverfertilizing.Usingthewrongchemicalbalanceforthetreeisalsoamistakecommonlymade.

Fertilizersaremadeupofthechemicalsnitrogen,potassiumandphosphorus.Nitrogenisforgreeningthetree,addingmorefoliageandnurturingtheleaves.Potassiumpreventsdiseasesandhelps with producing more and healthier flowering. Phosphorus boosts the root system and also helps with flowering. A Triple 15 fertilizer has 15 parts nitrogen, 15 parts potassium and 15 parts phosphorus.Thiscombinationofchemicalsisperfectfortrees,asyoudon’twanttousetoomuch

The early spring

is a good time

because tree roots

are coming out of

the dormant pe-

riod and require a

healthy boost as

they are starting

to grow.

23February 2010»California»CondoManagement

of any one of these chemicals. For in-stance,ifyouusetoomuchnitrogen,the treewill burn. The othermistakeis to over fertilize. Use the amountthat is specified on the bag and don’t apply more or less than this specifica-tion.Avoidaddingtoomuchfertilizer,whichcanharmthetreeandtheenvi-ronment. Excessive fertilizer producesrank, weak growth that breaks easilyandissusceptibletoinjuryfromcold,droughtandpests.Also,fertilizernotabsorbedbytheplantrootsmaycon-taminategroundwaterandsurfacewa-ter. Again, too much chemical is notgoodforanytree.

There are different forms of fertil-izerthatcontainabalanceofthecor-rect chemicals. One form is fertilizeringranularform.Whenplantinganewtree, put this fertilizer in the groundjustunder the rootball. For treesal-ready planted or established, spreadfertilizerontopoftheplantandwatergenerouslysothefertilizerseepsintothe soil. Since most of a tree's rootscanbe found in the top footof soil,broadcast the fertilizer evenlywith arotary or drop-type spreader over therootzoneareatofertilizethetree.Fornewtrees,tryusingnewfertilizertabsthatslowlyreleaseandpenetrateintothe treeover aperiodof time. Thesetabsshouldbeplanted inthegroundnear the rootball andnever usedontopofthesoil,asthiswillwastefer-tilizer.Systemicliquid,spray-onfertil-izer,seepsintothetree leaves, limbsandbarkandisabsorbedintotherootsystem.

Rememberthatthebestpracticeistouseabalancedamountofchemicals.Whenfertilizingtrees,keepthesetwopoints in mind: Fertilizer is beneficial when it is needed; but use it in therightamount,attherighttimeandintherightplace.

Don Dabbs is with Briggs Tree CompanyInc.

24 CondoManagement»California»February 2010

BOARD MEMBERs

Becoming a board member of a community association is a tremendous investment in personal time and energy that should not be taken lightly. Board members overseethebudget,maintenanceandoverallmanagementofthecommunity.Hereare�0tipstofollowtobe a proficient board member and effective community leader:

ten ways to be an effeCtive assoCiation board member

�. Communicate with other board members and the community on acontinuousbasisthroughboardmeetings,e-mails,newslettersand/oracommunitywebsite.

2. Understand all of the provisions of the governing documents for thecommunity,whicharethedeclaration,articlesofincorporation,bylawsandrulesandregulations.

3. Become familiar with relevant state statutes and, when possible,case law regarding community associations, and stay up-to-date onchanges.

4. Prepare for a sufficient time commitment as issues will arise.5. Enforce the rules of the association in a uniform, fair and consistent manner.6. Be mindful of outside economic conditions and community sentiment when proposing or

consideringprojects.7. Be aware of your fiduciary relationship with all members of the community.8. Recruit and praise volunteers who assist in community affairs; happy volunteers may become

futureboardmembers.9. Take a proactive approach to community issues to resolve problems before they become

unmanageable.�0. Consult with experts, including but not limited to legal counsel, to assist in important com-

munitydecisionsandinparticularwhensigningcontracts.Following a combination of these recommended tips will ensure a more efficiently run commu-

nityassociationandwillcreateabetterlivingenvironmentforallresidents.

Michael S. Bender, Esq., is a firm member of Kaye & Bender P.L.

By Michael Bender

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25February 2010»California»CondoManagement

Michael GrantConstruction Services, Inc.

General ContractorFull Service Property Maintenance, Repair & Restoration

15581 Product Ln., C-16Huntington Beach, CA 92649

800-891-9443Lic. B634946

michael.grant@michaelgrantconstruction.com

15581 Product Ln, C-16Huntington Beach, CA 92649

800-891-9443Lic. B634946

michael grant@michaelgrantconstruction.com

Cardinal Property Management Inc., AAMC/CMF (800) 400-6686

South County:22471 Aspan Street, Suite 101lake forest, CA 92630(949) 470-0120Fax (949) 470-0122

Corporate:1290 N. Hancock Street, Suite 103Anaheim, CA 92807(714) 779-3400Fax (714) 779-3400

Advertiser Category Page Numberdiversified Waterscapes Inc. Aquatic Management See ad on page 21

Angus Smith Construction Construction See ad on page 1Michael Grant Construction Services Inc. Construction See ad on page 25

SBS lien Services delinquent Assessment/ lien Foreclosures See ad on page 1

Associated Professional Services Financial See ad on page 25Mission Association Financial Financial See ad on page 22

Berg Insurance Agency Inc. Insurance See ad on page 3

Steven Smith landscape Inc. landscaping See ad on page 21

Cardinal Property Mgmt. Inc. AAMC/CMF Management See ad on page 25N.N. Jaeschke Inc. Management See ad on page 2

ARW - Antis Roofing & Waterproofing Roofing Contractors See ad on page 24Commercial & Industrial Roofing Co. Inc. Roofing Contractors See ad on page 23Royal Roofing Company Roofing Contractors See ad on page 21

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30 CondoManagement » Florida » February 2010

Repeat last pagefrom Minnesota

A Website You Can Use!Condo & HOA Management Magazine is a monthly condominiummanagement magazine covering California, Florida, Minnesota

and New England.

The goal of this publication is to teach community association board members and managers the basic

concepts of association management.

We stress the importance of effectivecommunication between the boardof directors that have an awesome fiduciary responsibility with their professional managers and vendors

such as community associationlawyers, insurance professionals,accountants and others who deal

directly with community associations.

We explain how to measure value,not just low price. Remember -

governance is the key.

www.condomgmt.com• A large article archive• Vendor directory

If you have any questions, please call 888-412-6636 or

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