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Find Blog Articles for Florida’s Condo, HOA and the Management Industry. 

Condo Deconversion: The Good, The Bad, and the Reality

Condo Deconversion: The Good, The Bad, and the Reality

  • Posted: Oct 21, 2022
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Condo Deconversion: The Good, The Bad, and the Reality

There’s a lot of turmoil in the housing industry today, and it’s hitting community associations hard. New restrictions from Fannie and Freddie are dark clouds full of special assessments looming on the horizon, and the housing bubble is growing rapidly with no real signs of stopping, inviting investors and tempting homeowners to sell. Because of all of this, a lot of condominium associations are considering a tactic called “condo deconversion.”

A condo deconversion is basically a bulk sale and process by which all units in a condominium building are sold in one transaction to a real estate investor, who will then turn the property into rental apartments. (Its counterpart is “conversion” which is when an apartment community is converted into a condominium or co-operative and sold off. Even though the terms are connected, there’s no requirement that a condo building was previously converted in order to be deconverted.)

Deconversion might sound like an extreme option, but it’s quickly becoming a sought-after fix for communities struggling with expensive deferred maintenance issues.

Why Condo Deconversion Is Gaining Popularity

There are a lot of reasons why this trend is taking off. Those FNMA and FHLMC restrictions, for example, are about to start causing some serious problems for condo boards. Requiring that the condo buildings meet a specific level of health by withholding approval for any future purchase loans for units in the community is stressful for everyone involved, and can often only be

Buildings get old and need repairs.

Building repairs are time-consuming and costly, and only get more expensive as buildings start hitting 30 and 40 years old. Communities with underfunded reserves will likely be subjected to overwhelming special assessments to catch up on the deferred capital improvements and maintenance over the years. The current real estate market means that deconverting could offer an alternative where unit owners get out with a profit rather than pouring money into special assessment costs.

New special inspections being ordered by local municipalities, state statutes, or federal restrictions.

The condominium lobby and real estate lobby will go kicking and screaming, fighting new inspection and reserve laws. Yet eventually condominiums are going to be forced to do the right thing and keep up with maintenance, capital improvements, reserve studies, and funding. It’s the right way to govern a condominium, but very infrequently is the right way the cheap way. These new inspections will be costly and time-consuming, and will likely expose more problems that only money can solve, exposing an underfunded community for the money-pit that it has slowly become. Selling in bulk to an investor pushes that responsibility onto someone else while pocketing a bit of profit.

There aren’t enough rental properties.

Condominiums have been popular in the last 20 years but there is a tremendous supply gap in rental properties, and this is a way for real estate investors and developers to acquire properties without having to build them. With the cost of construction, it makes more sense to take an old building, even an old building with long-deferred maintenances and problems, rather than invest in wholly new construction. It saves time and allows for a far quicker return on investment. It’s a sound move to buy them out and rehab the structure.

The price of real estate has skyrocketed.

The housing market is experiencing yet another quickly-growing bubble. Condo deconversions would typically start at 9x rent roll (the cumulative value of projected monthly rents for all of the units in the building), but some communities are seeing negotiations beginning as high as 20x rent roll! As Don Corleone would say “it’s an offer they cannot refuse.” For a condominium facing a $150,000 special assessment, they may feel that it would be foolish to refuse such a lucrative offer. Why pay a special assessment when you can ride the high of the real estate bubble?

What Does Condo Deconversion Mean For Owners and Board Members?

Condo deconversion is not a cut-and-dry good or bad decision. It’s a complicated process and has pros and cons on every side.

The good is that it can offer hefty profits and a get-out-of-jail-free card in a way. For some owners, it can mean a massive profit and an incredible opportunity to escape a very expensive, long-term situation. For board members who are stuck with the neglect from previous board decisions, it can mean walking away from a series of problems for which you would have been unfairly blamed.

The downsides, however, can be drastic and dangerous for owners:

Loss of Guaranteed Residence

For some, it means being forced out of their homes, into an increasingly hostile real estate landscape with no time to accommodate a drastic life change. Some states, like Florida, are experiencing the lowest housing inventory in the state’s history, meaning some may make a fortune over what they paid for their condo unit only to have to pay that fortune forward, and then some, just to find a new roof to put over their heads. Or, they could get stuck renting the home they previously owned at a severely increased monthly payment.

Loss of Long-Term Equity For Short-Term Gains

Homeownership provides security for yourself and your future generations. For those stuck renting from their new landlord, you lose the ability to pass on equity to your heirs. Unit owners can also no longer get a loan based on mortgage equity or use their home to guarantee a large purchase or supplement legal aid.

Loss of Influence in Your Community

As a member of a community association, you have power. You have a say in every issue that the community faces. You can determine who represents you on the board. You can even run to be part of that board! By deconverting your condo association, those residents that remain forfeit their power to the new landlord. The landlord decides what will and will not be repaired, and when. Once the landlord takes control, they can raise rents as high as they want, regardless of the negotiated rent roll they purchased the property for. There is no requirement to seek approval from residents the way an association board is required to seek approval for the annual budget.

Requirements For Deconverting Your Condo Association

Depending on the state, you do not need a unanimous vote to terminate an HOA or a condominium association, so even if there are objections it can happen to most condominium associations. In Florida, for example, if an investor buys 80% of the condo units, the last 20% can be compelled to sell if the condo has been deconverted. In fact, as of 2007, 80% of owners can allow for a Florida condo deconversion if more than 10% of the total ownership did not object. Other states will have their own provisions for condo association termination, so be sure to check your state’s legislation.

Some owners may argue that the association’s board needs owner approval before it can even begin looking into the possibility of a sale. In reality, the board has a fiduciary duty to bring all the best value and opportunity to the owners they represent, meaning that they can and should be researching opportunities like deconversion if the benefit is great enough.

Can the board sell out the condominium from under the owners? No. They will still be required to get the state’s minimum approval percentage within the community. And if there are condo deconversion negotiations going on, the board has an obligation to keep the membership informed and should provide full transparency.

Revitalizing Your Condo Community

Deconversion is an enticing opportunity for condo communities facing mounting special assessments or dues increases to confront long-term deferred maintenance. And while it might be the right choice for your condo building, it is not as simple as just pushing a button and making everything disappear. It’s a decision that requires a lot of thought, due diligence, and communication with your community.

While you can’t go back in time and undo the maintenance deferment of boards past, you can do the right thing for your community today and start a conversation about the importance of building integrity and health, and how the benefits will always outweigh the cost. Your condominium building needs a diligent board of directors working for the good of the community. It requires regular maintenance, capital improvements, fully-funded reserves, good cash flow, and a proper delinquency and ethical collections solution. Call Axela to let us help you recover some of those missing funds by collecting on your delinquent assessments, and avoid deconverting your condo association.

 

Free Image editor: Its Free – Try It!

Free Image editor: Its Free – Try It!

  • Posted: Oct 21, 2022
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Free Image editor: Its Free – Try It!

Create pictures with many kinds of additions, Words with over 1000 fonts. Place glitter over the picture. Crop the photo, resize and so much more.

Use it for Free

Save this to your bookmark bar. Use it daily.

All basic functions are available: Cut, Resize and Crop. These features work on all image formats, even on animated GIFs and transparent PNG’s

With the Text Tool you can add text to your images. Also add text to animated images is simple and fast. With extra options you can add a border around your text and make the text follow an arc path so it looks like text around a cricle. With the shadow option you can add different kind of shadow colours and blurs to the text.

Merge two images together or blend multiple images. With the opacity setting you can blend images the way it suits you most. Editing an image here is so easy and fast that starting Photoshop takes longer.

Add an animated image onto a static background or add falling snow onto a picture. Your imagination is the limit to create nice dynamic images.

Make an image Transparent with the Transparency tool. Make the background of an image transparent by simply clicking on the color that needs to become transparent. Or remove transparency from your image.

Put an Image in Text, including a drop shadow and with transparent background. Who needs Photoshop?!

Add falling rain to an image. How wet is that?

You can even upload your own fonts to the editor and use them to add the text. Just choose your own font from your device and upload it to use it.

Stop reading and start editing!

 

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4 Signs It’s Time to Consider a Security System Upgrade

4 Signs It’s Time to Consider a Security System Upgrade

  • Posted: Oct 17, 2022
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4 Signs It’s Time to Consider a Security System Upgrade

 

Is your security system equipped to help you monitor your property on a 24/7 basis? If you are fortunate enough that your facility still has the same security needs as when you initially installed your security system, and that system hasn’t been rendered obsolete in recent years, it could still cause issues in the future.

Consider your computer— a five year old PC is likely to experience issues such as freezing, crashing programs, or slow operation. Your business’s security system can develop similar issues over time, and if your system experiences a major error and needs to be rebooted, your property may be left defenseless.

Security technicians may be able to help maintain older systems, yet there may come a time when it is more cost effective to invest in a full system upgrade.

Older security systems are tied to a variety of issues that prevent property owners from efficiently securing the building; however, modern security systems offer exclusive benefits and new features. Security technology has developed exponentially in the past decade, enabling users to add more effective features like access control, HD security cameras,  automated alerts and schedules and other remote monitoring features.

Installing a new system that incorporates these features will bring efficiency to security management, helping to increase productivity and improve your bottom line.

Remember: your business security system isn’t a “set it and forget it” tool; rather, it’s crucial to keep up with routine maintenance and stay up to date on the latest trends and innovations.

This post examines four factors that signal it may be time to begin researching a security system upgrade. 

Your Security Camera System Can’t Accommodate Change

Older security camera systems were not built to accommodate change. If you find yourself struggling to try and make angles or shots work for your surveillance needs instead of adding additional devices, it may be time to upgrade your basic system. Modern IP based system hooked up to commercial grade servers can allow you to expand as your needs grow to add cameras and additional monitoring devices.

 

Alarm System Doesn’t Allow for Remote Control

As we mentioned earlier, security technology is rapidly evolving: products that were considered “top-of-the-line” five years ago are now obsolete. If you purchased a hard-wired alarm system years ago, you may not be able to control it remotely, meaning that it doesn’t have access or sensors for the locks, leaving your property vulnerable.

Large security software and hardware manufacturers continuously release updates that are designed to make the system more efficient and burglar proof.

Smart locks are a great modern tool to improve security, as users can access them remotely without the use of a key. Smart locks work even when the power is out and they cannot be jammed

 

Property Features Low-Resolution Security Cameras

Camera quality is imperative for efficient property surveillance, making the difference between catching the criminals and losing all the evidence. Many property owners initially install security cameras to recognize and deter potential criminals, so if you have a low-resolution camera that produces grainy images, you’re sabotaging your chances of apprehending the criminals.

High-definition video quality isn’t just important for your home entertainment system: the same technology comes is incredibly useful for surveillance. With the availability of the high-resolution cameras, there’s little you reason to hold on to your old system.

 

Surveillance System Is Lacking Remote Monitoring Capabilities

In recent years smart phones and tablets have advanced to be able to track your workouts, diet, and finances, so why shouldn’t you be able to track your building’s security as well? Having a video management system that you can access and control remotely not only reduces response times in the event of a break-in but also helps to eliminate the need for around-the-clock security officers.

From an operations standpoint, having 24/7 access to view your business allows you to plan around weather conditions, monitor traffic patterns, and assess employee efficiency. Frankly, not having that option puts your business at a disadvantage in the competitive marketplace.

Is your building’s security hinged on outdated security technology? Schedule a no-cost property evaluation and we’ll assess how an updated system can improve your property’s security.

EVENT: Jeffrey Rembaum (KBR Legal) will lead a substantive review of Bill SB-4D (Condo & Cooperative building safety) on October 17th

EVENT: Jeffrey Rembaum (KBR Legal) will lead a substantive review of Bill SB-4D (Condo & Cooperative building safety) on October 17th

  • Posted: Oct 17, 2022
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SIGN UP NOW to WATCH this WEBINAR

Jeffrey Rembaum will lead a substantive review of Bill SB-4D

(Condo & Cooperative building safety) on October 17th.

Please see the flyer for details and share with anyone who will benefit from this.

The link to RSVP is: https://us02web.zoom.us/webinar/register/WN_w-aSiEr6SAqNuNmd-tUJsA

 

Bill SB-4D Has Passed…Now What? A Panel Discussion

In May of 2022 new building safety legislation was passed during a special session. Join us for this important informational discussion as Jeffrey Rembaum, Esq. BCS of Kaye Bender Rembaum will provide a substantive review of Bill SB-4D. Attendees will learn about the history of the bill, how your association is affected and what you may need to do.

Other professionals on hand will include Nicole Johnson-Pendergrass & William Kilgallon (Haferco CPAs & Consultants), Jayme Gelfand, PCAM (Truist Bank), Rudy Martin (m2e Consulting Engineers) and Brian Street (Castle Group).

Note: This webinar is for informational purposes only and does not contain CE credit for CAMS.


Learn more on the New Website on the State of Florida PMA website. 

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Condo HOA Loans / Your Trusted Community Association Financial Resource

Condo HOA Loans / Your Trusted Community Association Financial Resource

  • Posted: Oct 17, 2022
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Condo HOA Loans

Your Trusted Community Association Financial Resource

 

 

Don’t go it alone. Whether your Community requires Conventional or Private Lending, CondoHOALoans can assist you in obtaining the necessary funds for Projects, Reserves, or Cash Flow.

When your Community Association works with our Law Firm to facilitate and secure financing, your Community will also have the optional benefit of receiving 100% FREE Delinquent Account Collection Services.

Not sure if financing is right for your Association? Download the Association Funding Options Infographic and take our Free Financial Health Survey to find out.

Click on the Ad below and Download the pdf.

 

 

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Important Hurricane Ian Recovery Information from the Falcon Emergency Service Team

Important Hurricane Ian Recovery Information from the Falcon Emergency Service Team

  • Posted: Oct 12, 2022
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Building Envelope & Façade Inspections

Our structural engineers will design, plan and execute your project, tailored to suit each individual’s specific needs and budgets. Our engineers will inspect all materials used to ensure the strength and stability of your structure from low-, mid-, to high-rise structures and facilities. Falcon’s engineers pride themselves on ensuring the services and recommendations provided to each of our clients are held at the desired level of individualized care and attention.

  • High Rise & Mid Rise Façade Inspections & Repair/Restoration/Replacement

  • Stucco & Exterior Insulation Finish Systems (EIFS) Evaluations & Repair

  • Mid Rise & Low Rise Siding Inspections & Repair Replacement

  • Roof Inspections & Repair/Replacement

  • Water Infiltration Investigation & Remediation

  • Window & Door Replacement Design

  • Balcony & Deck Repair/Restoration/Replacement

  • Foundation Inspections & Waterproofing

  • Parking Garage Inspections & Repair/Restoration

  • Firewall / Fire Separation Assembly Inspections & Remediation

 

Building Envelope & Façade Inspections -Our structural engineers will design, plan and execute your project, tailored to suit each individual’s specific needs and budgets.  By A leader in the industry by providing professional, cost effective and innovative architectural and engineering designs, solutions and services through the use of highly qualified staff and outstanding customer service.


In case you missed it! Below is the link to the recording from yesterday’s fantastic webinar featuring Sinisa Kolar, P.E., Principal, on Extreme Weather in South Florida and Preventative Maintenance.
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Prepare for Hurricane Ian Homeowners & Property Owners Preparedness Tips: by Cohen Law Group

Prepare for Hurricane Ian Homeowners & Property Owners Preparedness Tips: by Cohen Law Group

  • Posted: Sep 27, 2022
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It is extremely important for you to have records of your property’s condition in the event that you need to file a claim with your insurance company.

Click Here For The Homeowners Guide To Storm Damage

Before The Storm:

  • Take photos of your property- Interior of Home, Exterior of Home, Roof, Pool and Pool Area, Fencing, Trees, Front Yard, Back Yard.
  • If you are not able to take photos before a storm, collect the most recent photos you have taken of your property.
  • Document belongings- with proper documentation, you may also be able to recover lost expenses for home contents, personal property, and other items. Here is a list of some items to consider keeping receipts for or appraising: Televisions, Furniture, Jewelry, Artwork, Appliances, Computers, Antiques, Beds, Decks, Other Electronic Equipment
  • Know what is in your homeowner’s insurance policy.
  • Have records of your property’s condition in the event that you need to file a claim with your insurance company.
  • Review your mold coverage.
  • Review your flood coverage. This is normally separate insurance policy.
  • Ask your insurance agent about coverage for water damage, law and ordinance, debris removal, and additional living expenses.
  • Check your hurricane deductible, it can be much higher than your regular deductible.
  • Have a plan to move yourself and your family – especially those with special needs.
  • Have a portable radio, TV or NOAA Weather Radio on hand to monitor important information.
  • Homeowners who depend on well water should draw an emergency supply.
  • Get cash or travelers checks in case banks or ATMs are not operational.
  • Ensure all your electronic/mobile devices are fully charged.
  • Gather important documentation and place in waterproof container.
  • Make arrangements for pets; emergency shelters may not let you bring your animals with you.
  • Find out where the nearest shelter is located and the routes to get there.
  • Fill your automobile(s) with gas or ensure your electric vehicle is charged.
  • If you have an emergency power source, learn how to use it properly.

After The Storm:

  • When it is safe to do so, photograph your property’s: Interior, Exterior, and Roof
  • Consult with an attorney experienced in handling insurance claims before giving any recorded statements or meeting with an adjuster assigned to the claim.
  • Call the insurance carrier and timely report the claim.
  • Homeowners should obtain an inspection by a qualified contractor and/or roofer to assess whether the hurricane force winds have damaged or diminished the roofing system and building envelope.
  • Take photos and record the questions and answers when talking to adjusters.
  • Make sure to keep track of the name and number of every person you talk to at your insurance company.
  • Check your Co-Insurance penalties.
  • Make a copy of the insurance policy and keep it in a safe place.
  • Check your policy coverages and sublimits.
  • Just because water has not began to enter the structure does not mean that there is not damage to their property.
  • We have seen too many homeowner claims where an engineer is hired months after the storm and the engineer states the damage preexisted the hurricane.
  • For more information about the work we do with insurance claims, Click Here.

Business Owners Preparedness Tips:

Click Here For The Large Loss Guide To Storm Damage

  • Businesses should pay close attention to the storm’s forecast over the weekend. The National Hurricane Center releases a new full advisory every 6 hours, at 5am, 11am, 5pm and 11pm EDT. They are issuing intermediate advisories every 3 hours, between the full advisories (1am, 8am, 1pm, 8pm EDT.)
  • During this time, it’s important to review your disaster and emergency communication plan.
  • Backup all data on servers and personal computers and ensure remote access is available.
  • Ensure your equipment is raised above potential flood levels.
  • Review your insurance policies to mitigate any possible gaps in coverage.
  • Protect and duplicate important business documents and records. Be sure they are accessible from anywhere.

For More Information Click The Link Below:

http://itsaboutjustice.law/hurricane-preparedness/

 

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Things work better when everyone understands their role! by Royal Management Services

Things work better when everyone understands their role! by Royal Management Services

  • Posted: Sep 27, 2022
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Things work better when everyone understands their role! Like the King his Court all the way down to the Serf’s and Vassals when each knows where they stand things work better.

CONDOMINIUM, COOP & HOME OWNERS ASSOCIATION MANAGEMENT

Royale Management Services, Inc. is a full-service, Condo Association Management (CAM) licensed, residential property management company, specializing in management, consulting and accounting for Condominium Associations and Home Owners Associations in South Florida: Broward, Dade & Palm Beach County.

We provide the highest quality, most cost effective management services your community and homeowners will find anywhere.

Accounting & Bookkeeping
Financial Management
Property Management
Web Services

Royale Management Services, Inc. has been serving South Florida since 1984. The company was founded to provide high quality management and accounting services for business and individuals, Royale Management Services, Inc. expanded to the Community Association and Home Owner’s Association Management business in 2000.

Our team members are highly trained in all aspects of community association management and customer service.

We take pride in delivering property management services that work!

Royale Management Services, Inc.
2319 N Andrews Avenue
Fort Lauderdale, FL 33311

Phone: (954) 563-1269
Toll Free: (800) 382-1040
Fax: (954) 563-2153

Email: cam@rmsaccounting.com

Members of SFPMA – View our Membership Page.

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Tips for Setting HOA Board’s Annual Goals

Tips for Setting HOA Board’s Annual Goals

  • Posted: Sep 21, 2022
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Tips for Setting HOA Board’s Annual Goals

Every Homeowner’s Association has a fiscal year to evaluate the previous year and set goals for the coming year. The plans can address a variety of topics, such as community enhancements and communication. At this time, all rules and regulations get routinely evaluated to ensure that they comply with all levels of government requirements. Local restrictions on traffic, development, zoning, and other issues may have changed over the year.

When formulating goals, an HOA board that represents the homeowners must take numerous factors into account.

 

The Budget

Before defining any goals, one of the most important elements to examine is a community’s financial stability. First, board members can review the current year’s budget to see the room for improvement. Then they can consider essential expenditures for the future year and figure out how those changes will fit into the budget.

Homeowners who pay monthly or annual dues to the association want to know where and how their money gets used. Board members should give a balance sheet that discloses all funds and expenditures to all association members. In addition, residents should be informed about reserve cash, assets, loans, income, and current and planned project expenses.

Few, if any, homeowners want their property taxes to get raised. So when formulating goals for the future year, board members must keep this in mind.

 

Maintenance and Improvement Goals

Generally, you should set goals each year before setting a budget. The best practice is to construct a five-year planning process, then use that to generate both long and short-term goals. An action plan takes a substantial amount of time and works to create. Still, it is a critical way of establishing goals and anticipated direction and allocating resources appropriately.

  • What will long-term items get improved in the coming year?
  • What changes must get made that are not part of the long-term plan?
  • Make a preventative maintenance plan that covers the most vital components of the association.

The Board should present this information to homeowners. 

Board members need to explain in detail to homeowners the maintenance goals and why they are essential. This may be the time for a community meeting to discuss the improvements and the budget. Board members should be prepared to explain why some maintenance costs have gone up and how they plan to work with these additional expenditures. They should also explain the bidding process and how they work with vendors.

 

Communication Goals

Improving interactions with homeowners, vendors, and fellow board members is always beneficial, as it leads to happier residents, better cost control, and more effective teamwork. The following are some worthwhile communication objectives:

  • Establishing a communications policy, including a fire safety policy and a method for relaying emergency alert information, such as natural disasters and catastrophic power outages.
  • Improve the community’s website to ensure residents are up-to-date with safety information, notify residents about upcoming board meetings, communicate with board members, make service requests, and even pay dues.

Achievable Goals

Any organization can set goals. However, an HOA must establish achievable goals within a specified time frame at an acceptable cost to homeowners. In addition, all residents of the community should be able to understand the objectives. 


Find top member companies to help with your yearly repairs. 

SFPMA: STATEWIDE MEMBERS DIRECTORY, FIND TOP COMPANIES FROM TALLAHASSEE TO THE KEYS.

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The team at Aruba are your professionals to go to when you’re required to bring your business up to code.

The team at Aruba are your professionals to go to when you’re required to bring your business up to code.

  • Posted: Sep 21, 2022
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Aruba Permit Services just finalized another job for a small business! Need an enclosure for your dumpster?

What we do best!

We resolve code enforcement issues and permits, fast for a reasonable price in both residential and commercial properties. Aruba is leading professional that only focuses on finding solutions through the permitting process for illegal work or reactivating an expired permit. Since Aruba is a licensed General Contractor we can perform any corrective work required to bring the work up to current Florida Building Code. Our team will follow through until the code violation case is closed or building permit. Once Aruba is involved, you can rest assure that we will make sure your property will be in compliance.

Members of SFPMA – find us on the Members directory

The team at Aruba are your professionals to go to when you’re required to bring your business and properties up to code.

Give us a call 📞 @ 954.782.7292 if you have any questions, visit our website 💻 https://www.aruba-services.com

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How The State and Federal Government Regulates Collections by Axela Tech

How The State and Federal Government Regulates Collections by Axela Tech

  • Posted: Sep 20, 2022
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How The State and Federal Government Regulates Collections

While every state must follow federal regulations, most states have additional laws that regulate how debt collectors interact with consumers, and may also regulate collections specifically when dealing with common interest developments. Use the map below to access the complete guide to your state. We lay out the relevant laws, explain them in plain English, and answer your questions on how your state regulates community association collections.

 

Choose Your State:

HOA and Condo Delinquency Collection For Community Associations.

We are a specialized collections service which means a great deal in the community association industry. Understanding the nuances of how people fall behind in their maintenance fee payments and how to resolve their issues is a science and an art. At Axela Technologies we have what it takes to “move the needle” and recover 100% of what is owed to the association and the best part is that we are totally merit based. IF WE DON’T RECOVER YOUR MONEY WE DON’T GET PAID. A pretty simple concept but a bold promise at the same time.

Our proprietary software is second to none and we have the ability to keep the management and board of directors informed in real time 24/7. Our system never sleeps. The technology is fantastic and is only equaled by the people who will service your delinquent members and work with them to resolve their delinquency issues.

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