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HOA Parking Lot Flooded?   Now is the time to give  Allstate Resource Management a call!

HOA Parking Lot Flooded? Now is the time to give Allstate Resource Management a call!

  • Posted: Jul 18, 2023
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HOA Parking Lot Flooded?

Allstate Resource Management

Our schedule is filling up fast for storm drain cleanings, the rain that occurred yesterday was a preview of what summer will look like for your HOA community. Do not hesitate to act, summer rain is coming!

Contact us to talk to a Stormwater Specialist today!

Contact us at 954-382-9766 or info@allstatemanagement.com

 

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We are dedicated to the highest level of expertise in assessing the state of aging structures. Our staff is committed to saving clients time and money by determining any repair quantities during inspection.

We are dedicated to the highest level of expertise in assessing the state of aging structures. Our staff is committed to saving clients time and money by determining any repair quantities during inspection.

  • Posted: Jun 07, 2023
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Coastal areas like South Florida have a unique need for concrete rehabilitation and protection services predominantly related to assessing structural damage.

SRI Consultants, we provide the highest level of expertise in assessing the state of aging structures and are committed to saving clients time and money by determining repair quantities during inspection. With over thirty-five years of experience, and a registered professional engineer in Florida & Virginia, the president and founder of SRI, Mr. Shirish “Raj”pathak, is a NACE Cathodic Protection Specialist. We have specialists in structural engineering, civil engineering, environmental engineering and corrosion engineering at your disposal. The extra effort and attention to detail put forth by our team ensure you receive the highest quality services available to the industry.

We are dedicated to providing the highest level of expertise in assessing the state of aging structures. Our staff is committed to saving clients time and money by determining any repair quantities during inspection.

 

ARCHITECTURE

Creativity + Partnership. Our architectural services include new building design, remodeling, site planning, interior design, and historic renovation. We collaborate with independent architects to ensure the excellence of site plans, building design and finishes.

ENGINEERING

Technical Expertise. We are experts in our field with certifications from NACE and FL Board of Professional Engineers. Our team offers civil, environmental, structural and corrosion engineering services for single & multi-story structures, condos, hotel and motels, cooling towers and seawalls.

STRUCTURAL REHABILITATION

Comprehensive Solutions. Together, we have over 50 years of experience in structural rehab, offering a full range of integrated services including condition assessments, testing, specifications preparation, bid & permit prep and project management.

TESTING

Precision + Innovation. We use the most advanced tools to identify concrete defects, assess steel corrosion, and locate moisture in structures. We offer remediation services to measurably extend the life of your investments.

 

We have specialists in structural engineering, civil engineering, environmental engineering and corrosion engineering at your disposal. The extra effort and attention to detail put forth by our team ensure you receive the highest quality services available to the industry.

COMMUNITY ASSOCIATION WEBSITES  By Eric Glazer, Esq.

COMMUNITY ASSOCIATION WEBSITES By Eric Glazer, Esq.

  • Posted: May 03, 2023
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COMMUNITY ASSOCIATION WEBSITES

By Eric Glazer, Esq.

As you all know by now, Florida condominiums having 150 or more units must have a website that only owners can access and which posts the official records of the association.  Here’s a little background as to how the law was passed.  When originally drafted, the law was only to apply to condominiums with 500 or more units.  That was ridiculous.  So, I flew up to Tallahassee and met with the then Speaker of the House and informed him that the law was a fake, inasmuch as less than one percent of all condominiums in the state contained 500 or more units.  I suggested 50 units.  The compromise was 150.

I never heard one person tell me this was a bad law.  In fact, it’s a great law.  It’s about transparency.  It takes the burden off of managers having to respond to requests for records.  It prevents lawsuits or arbitrations, as long as the website is kept up to date.

Just because the law requires condominiums of 150 units or more to have a website does not mean that condominiums of less than 150 units cannot have a website.  In fact, in this attorney’s opinion, if your condominium contains 50 units or more, you can and should have a website for the same reason that condominiums with 150 units should.

Think about how large some HOAs are.  Many contain well in excess of 500 homes and are sprawling mini cities.  You would think that those communities should be required to post their records on an official website as well.  But no.  HOAs are not required to have a website.  There is simply a hands off approach when it comes to HOAS.

Again, just because the law requires condominiums of 150 units or more to have a website does not mean that HOAs cannot have a website.  In fact, in this attorney’s opinion, if your HOA contains 50 homes or more, you can and should have a website for the same reason that condominiums with 150 units should.

This is one law the legislature should amend.  All communities, both condos, co-ops and HOAs with 50 or more units or homes should be required to have a community association website where the official records and notices of meetings are posted.  Bottom line…….it will make the residents less suspicious and happier.


Community associations, whether condominiums, co-ops, or HOAs, are responsible for providing transparency to their owners. One way to achieve this is through a community association website. In Florida, the state recognizes the importance of transparency in community associations and requires condominiums with 150 or more units to have an owners-only website that posts official records. However, this requirement should extend beyond just large condominiums.

Community associations of all sizes should consider having their website to give owners transparency. Even if a community does not meet the state-mandated requirement, having a website is still a good idea.

A website can provide owners with easy access to official records, notices of meetings, and other important information. It can also help reduce the burden on managers to respond to document requests. Additionally, it can prevent lawsuits or arbitrations if the website is kept up-to-date. It’s about more than just meeting legal requirements. It’s about providing owners with a sense of transparency and openness. This can build trust between the board, management, and owners and foster a happier community.

However, it’s important to note that the community association website should be more comprehensive than just the required information. It should also include commonly asked questions, how to apply to the association, how to pay fees, and other relevant information owners may need. This will help to make the website more user-friendly and informative for owners.

In conclusion, having a community association website is essential for transparency, no matter the size of the community. It can build trust and create a more positive living experience for all owners. The state of Florida has recognized the importance of transparency in condominiums, and it is time for all community associations to follow suit by establishing their websites with informative content.


I guess the Florida Legislature thought they did a great job to assure transparency in condominiums when they enacted bills in 2017 and 2018 [FS 718.111(12)(g)], that required condominium associations with more than 150 units to operate a website featuring all so-called “public documents”.

They would have done a great job — the bills were actually well intended – if there would be as well some sort of enforcement.

In the real world we are seeing lots of totally incomplete websites, only showing what board members and CAMs want the owners to see – and otherwise it’s business as usual.

The fights over record requests are keeping arbitrators and courts busy – and the attorneys are still smiling at their bank account statements.

If the legislators thought that they finally found a solution to end litigation about association records they were dead wrong.

Everybody knows that laws without enforcement are pretty useless and all these laws created each year are only laws for the rich, meaning the folks who have enough money to hire attorneys and fight for their rights, given to them by these kinds of laws, in district and appeals courts.

Wouldn’t that mean that all these laws, created year for year adding to the community association statutes, are only LAWS FOR THE  RICH?

Every other owner who might dare to mention at a board meeting that the board is violating statutes can still be told by the association attorney: “Sit down and shut up. You don’t have the money to sue the association!”

 

Read more industry articles on Florida HOA & Condo Blog – 

 

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Allstate Resource Management Family owned and operated for over 25+ years! Headquarters located in South Florida!

Allstate Resource Management Family owned and operated for over 25+ years! Headquarters located in South Florida!

  • Posted: Apr 28, 2023
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A Company You Can Trust!

We service 300+ HOA Communities, let us help yours!


Allstate Resource Management Family owned and operated for over 25+ years! Headquarters located in South Florida!

Contact us today at:
Direct: 954-382-9766
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Finding the top Companies working in our Industry is important for Property Managers, Condo & HOA Board Members.

Finding the top Companies working in our Industry is important for Property Managers, Condo & HOA Board Members.

  • Posted: Apr 26, 2023
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Many Property Managers, Condo & HOA Board Members use our members in the buildings and communities they manage, for them this equates to happier residents, fewer high-priced emergency repair bills and cost savings overall. Through membership marketing its all about forming relationships that lead to increased business for your company and lasting relationships for you.

Join and Become a Member

SERVICEBUSINESSMANAGEMENT

MEMBERSHIPS

SFPMA is thankful to the various vendors that have become members that service the many managed communities over the years. All Companies that wish to work with the Florida Property Management, Condo and HOA industries are listed, They are then in a position to be selected to work on properties all over the State of Florida.  SFPMA has a responsibility to properly screen all vendors prior to authorizing memberships for service requests and bidding out contracts for our Clients.

 

When you are listed on the Florida Directory, Clients can find you as one of the Top Companies used in our industry. Your company will benefit from being listed. “Start forming lasting relationships in the Property Management Industry”

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Mosquitos or Midges BUGGING you? from Allstate Lake Management

Mosquitos or Midges BUGGING you? from Allstate Lake Management

  • Posted: Apr 25, 2023
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Mosquitos or Midges BUGGING you?

Allstate Resource Management offers full-service larvicide spraying and/or briquette treatments to attack the insect’s breeding ground.
There is nothing like mosquito bites or midges to take
the fun outdoor activities!
If you already have lake management service with us this is
a simple add on that can occur on our next visit to your community!
Before mosquitos or midges “BUG” you, contact us at:
Direct: 954-382-9766 or info@allstatemanagement.com

 

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Visit Kaye Bender Rembaum at the Orange County Convention Center on April 26th! KBR will also present their popular  “Assistance Animal or Pet” class at 9:30am.

Visit Kaye Bender Rembaum at the Orange County Convention Center on April 26th! KBR will also present their popular “Assistance Animal or Pet” class at 9:30am.

  • Posted: Apr 25, 2023
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Condo & HOA Expo Orlando

Visit Kaye Bender Rembaum at the Orange County Convention Center on April 26th!

KBR will also present their popular

“Assistance Animal or Pet” class at 9:30am.

Learn about the new HUD regulations and new Florida Legislation pertaining to assistance animals, as well as common issues concerning assistance animals and addressing requests by residents for reasonable accommodations.

Course # 9627147 | Provider # 0005092 | One CEU in OPP

Instructed by Alan Schwartzseid, Esq.

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Managing nuisance algae and aquatic weeds in your lake can be challenging, but it doesn’t have to be

Managing nuisance algae and aquatic weeds in your lake can be challenging, but it doesn’t have to be

  • Posted: Apr 25, 2023
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Managing nuisance algae and aquatic weeds in your lake can be challenging, but it doesn’t have to be. Learn how proactive management solutions can help improve lake health and create an ecosystem that is less likely to develop common water quality issues.

Algae and Invasive Weeds: The Biggest Burden of Lake Managers and Owners

One of the biggest headaches lake and pond owners or managers face is nuisance growth of algae and aquatic weeds. Aquatic weeds and algae are an eyesore and a top complaint from stakeholders. People look forward to enjoying the water during the warmer months, but if nuisance growth is not prevented before spring, it may come to define your property all summer long. Poorly-maintained waterbodies can lead to disconnected communities, reduced property values, liability issues, and weak confidence in leadership.

 

Why Algae & Weeds Develop

Aquatic weeds and algae can be hard to eliminate as they are merely a symptom of more systemic water quality issues – in particular, a surplus of nutrients in the waterbody. Warm weather combined with excess nutrients can create imbalances that make lakes and ponds more susceptible to weeds and algae. These imbalances can be further exacerbated by depleted dissolved oxygen levels, poor circulation, and erosion.

A Reactive Strategy to Algae & Weed Control

Nutrients commonly enter lakes and ponds through stormwater runoff that picks up pollutants, lawn clippings, animal waste, and eroded shoreline sediment. Nutrients are released as these materials break down. If these problems are allowed to continue for too long, property owners and managers will have to turn to more reactive solutions like mechanical harvesting or EPA-registered herbicides and algaecides to eliminate nuisance growth. Though they do not address the root cause, these are often the quickest and most cost-effective strategies to quickly remove nuisance growth, and introduce an annual management program from a “clean slate.”

 

A Proactive Approach to Algae & Weed Control

Proactive management begins with in-depth water quality testing to identify water quality imbalances before they manifest. After establishing a baseline, professionals continue monitoring to spot changes and take action early on. Dissolved oxygen is essential to a healthy waterbody, so fountains and aerators are often the next step. Fountains circulate and oxygenate lakes and ponds from the surface, while submersed aerators pump oxygen-rich bubbles from the bottom. In tandem, they work to restore balance to the water column.

 

“Deactivate” Excess Nutrients for Healthy Water Quality

To target excess and unwanted nutrients directly, products such as PhoslockAlum, or EutroSORB can be used to “deactivate” or remove them from the water column. This approach typically yields long-lasting results as long as steps are taken to prevent future runoff.

littoral zone buffer management shoreline restoration and erosion controll

Halt Runoff & Maintain Healthy Water

This is where shoreline management comes in. Native plants introduced around the water’s perimeter can help slow runoff and filter out pollutants. They also help contain soil along the bank to prevent erosion. If a shoreline is too impaired, bioengineering materials and techniques can be used to rebuild it for years of erosion protection.

 


Reduced Algae and Restored Tranquility

“One of our lakes has been experiencing regular algae blooms and SOLitude’s biologist performed a comprehensive lake and water analysis to determine the cause of the problem. Recommendations were presented and the problem was resolved!”

Peter D., Community Manager


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As a community association manager, you are responsible for overseeing and managing the operations of an association

As a community association manager, you are responsible for overseeing and managing the operations of an association

  • Posted: Apr 25, 2023
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WHY WE CAN’T REVIEW LEGAL DOCUMENTS

By Rafael Aquino  ( see below the article )

As a community association manager, you are responsible for overseeing and managing the operations of an association. Board members rely heavily on their expertise and knowledge to ensure the smooth functioning of the association. However, there are times when board members may ask a CAM to assist them in tasks outside their job responsibilities.

One such task is reviewing legal documents for the association. While it may seem like a simple task, it is not something that community association managers are permitted to do. This is because reviewing legal documents requires legal expertise and knowledge, which only a licensed attorney can provide.

Certain ethical and legal obligations bind community association managers. We are not licensed to provide legal advice or services, and doing so could put our license and reputation at risk. It is essential to understand that giving legal advice or services without a license is illegal and could lead to severe consequences.

If a board member asks you to review legal documents, you must inform them that you are not permitted to do so. Instead, it would be best if you recommended that they consult with a licensed attorney specializing in community association law. This will protect your license and reputation and ensure that the association receives the best possible legal advice.

It is also important to note that if a community association manager recommends a particular provider for legal services, it is for a reason. When recommending a provider, they do so based on their knowledge and experience in the industry.

To put it in perspective, it would be like asking a dentist to perform brain surgery. While both are in the medical field, they require vastly different skill sets and knowledge. Just like a dentist would recommend a neurosurgeon for brain surgery, a community association manager would recommend a licensed attorney for legal services.

In conclusion, as community association managers, we must understand and uphold our ethical and legal obligations. Reviewing legal documents is not within the scope of our job responsibilities, and it is important to recommend a licensed attorney for such tasks. By doing so, we are protecting our license and reputation and ensuring that the association receives the best possible legal advice.


For more information about Rafael P. Aquino and Affinity Management Services

please visit www.ManagedByAffinity.com or call 1-800-977-6279

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Is There Liability for Dangerous Wild Animals in Your Community?

Is There Liability for Dangerous Wild Animals in Your Community?

  • Posted: Apr 20, 2023
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Is There Liability for Dangerous Wild Animals in Your Community?

by JEFFREY REMBAUM, ESQ., KAYE BENDER REMBAUM

With the ever-increasing development in Florida, especially in South Florida, we are once again reminded that we live in close proximity to a number of native, exotic, invasive, and at times dangerous wild animals.

Tragically, and all too recently, in St. Lucie County an 85-year-old woman died while trying to rescue her dog from an alligator. Whether her community association will be held liable will largely depend upon what the association knew and when they knew it regarding the existence of alligators within the association’s property.

Simply put, if there is a foreseeable zone of risk, then the association’s members should be made aware of it. Phrased differently, where the association, acting by and through its board of directors, is aware or should reasonably be aware of a dangerous animal within association property, then there is a duty to act. Such action should minimally include notice to the entire community, and for those situations where reoccurrence is a likely possibility, then posting signs could be warranted, too.

What can and should happen when your community association is confronted with that unexpected wild animal that causes a disturbance or, even worse, the wild animal has become a source of imminent danger to the members of the association or their guests? Guidance is presented from Hanrahan v. Hometown America, LLC, 90 S.3d 915 (Fla. 4th DCA 2012), decided on June 20, 2012, by Florida’s Fourth District Court of Appeal. In this case, the personal representative of a deceased resident, Ms. Hanrahan (Hanrahan), sought damages for the negligent death of Mr. Hanrahan, who died from fire-ant bites sustained on the common areas of Pinelake Gardens and Estates, a mobile home park (Pinelake Gardens).

By way of background, Mr. Hanrahan was walking his dog in the common area of Pinelake Gardens known as the “Preserve.” Mr. Hanrahan claimed that he brushed up against a bush, at which point the fire ants gained access to his body. Mr. Hanrahan attempted to wash the fire ants off of his body but collapsed on the shower floor. He died two days later. During the trial, the Pinelake Gardens community manager testified that she was not aware of any resident in Pinelake Gardens being exposed to or attacked by fire ants on the premises, nor was she aware of any fire ants in the area of Pinelake Gardens where the incident allegedly occurred. She testified that Pinelake Gardens regularly contracted with an exterminator to spray insecticide, which included killing ants (not specifically fire ants). She further testified that maintenance employees would treat observed ant mounds with granules and would contact the exterminator if there was anything out of the ordinary observed.

The trial court ruled in favor of Pinelake Gardens. The trial court determined that Pinelake Gardens was not on sufficient notice of a fire-ant infestation at the area of the alleged incident, and therefore did not have a duty to Mr. Hanrahan to guard against the fire ants or otherwise take action in this situation. As a result, Hanrahan appealed. On appeal, Hanrahan claimed that the trial court improperly determined whether Pinelake Gardens could foresee the specific injury that actually occurred, instead of, as Hanrahan claimed, whether Pinelake Gardens’ conduct created a “foreseeable zone of risk.”

The general rule in regard to wild animals in Florida, as explained by the appellate court citing another case, Wamser v. City of St. Petersburg, 339 So.2d 244 (Fla. 2d DCA 1976), is that

…the law does not require the owner or possessor of land to anticipate the presence of, or guard an invitee against harm from, animals “ferare naturae” (which is a common law doctrine where wild animals are considered owned by no one specifically but by the people generally) unless such owner or possessor harbors such animals or has introduced wild animals to the premises which are not indigenous to the locality.

The Wamser case involved a shark attack, in which the city did not have any knowledge of prior shark attacks and therefore did not have any foreseeability of the possibility of shark attacks nor a duty to guard against shark attacks. As in Wamser, the appellate court in Hanrahan v. Hometown America, LLC, ruled that there was no evidence in the record to show Pinelake Gardens had any knowledge of a “ferae naturae” attack in the alleged area. The appellate court held that the presence of the fire ants was not caused by any act of Pinelake Gardens and that Pinelake Gardens did not harbor or introduce them. Furthermore, Pinelake Gardens regularly attempted, by maintenance staff and exterminators, to treat the ant mounds and other manifestations of fire ants. To add a further caveat to its ruling, the appellate court quoted from another fire-ant case, State of Texas, Nicholson v. Smith, 986 S.W,2d 54 (Tex. App. 1999), in which it was stated:

…we do not say a landowner can never be negligent with regard to the indigenous wild animals found on its property. A premises owner could be negligent with regard to wild animals found in artificial structures or places where they are not normally found; that is, stores, hotels, apartment houses, or billboards, if the landowner knows or should know of the unreasonable risk of harm posed by an animal on its premises and cannot expect patrons to realize the danger or guard against it. [emphasis added]

Thus, in the end, the appellate court ruled that there was no evidence that Pinelake Gardens knew or should have known of the unreasonable risk of harm posed by the fire ants. Even though the Hanrahan case concerned fire ants, the case could be applied by analogy to any number of wild animals that you could encounter in your community association, including, without limitation, alligators.

When it comes to injuries caused by wild animals, the board of directors should examine whether there is a foreseeable zone of danger. The question is not whether an injury occurred (as strict liability does not exist), but rather was it foreseeable that an injury could occur? If so, then the board has a duty to act. Remember, the basic rule is that if the association is aware of a dangerous animal or if it is foreseeable that a dangerous wild animal could be within the lands governed by the association, then the association has a duty to act. Importantly, please be certain to discuss the situation with the association’s legal counsel for proper guidance.

 Jeffrey Rembaum, Esq. of Kaye, Bender, Rembaum attorneys at law, legal practice consists of representation of condominium, homeowner, commercial and mobile home park associations, as well as exclusive country club communities and the developers who build them. Mr. Rembaum is a Certified Specialist in Condominium and Planned Development Law. He is the creator of ‘Rembaum’s Association Roundup’, an e-magazine devoted to the education of community association board members, managers, developers and anyone involved with Florida’s community associations.  His column appears monthly in the Florida Community Association Journal. Every year since 2012, Mr. Rembaum has been selected to the Florida Super Lawyers list and was also named Legal Elite by Florida Trends Magazine. He can be reached at 561-241-4462.
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Orlando Condo and HOA Expo. APRIL 26TH, 2023 AT THE ORLANDO CONVENTION CENTER – ORANGE COUNTY.

Orlando Condo and HOA Expo. APRIL 26TH, 2023 AT THE ORLANDO CONVENTION CENTER – ORANGE COUNTY.

  • Posted: Apr 19, 2023
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Property Management Expo & Seminars

Orange County Convention Center-West Bldg

Wednesday, April 26, 2023

Seminars 8:30 am – 4:30 pm

Exhibits 10:00 am – 2:30 pm

Sign up for the networking and educational event of the year!
Get face-time with the industry experts, browse the latest
products and services and learn how to save thousands on the
management and maintenance of your condo or HOA.

Registration is FREE for association managers,
and board members.
Register Today Don’t delay!

More of our members are in the Expos, Reach out and learn how they can help your communities with the services they offer.  find them on our Members directory on SFPMA.com

 

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