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Florida Insurance Journal Report:  Claims Litigation Not Named as Major Factor in Florida Insolvencies

Florida Insurance Journal Report: Claims Litigation Not Named as Major Factor in Florida Insolvencies

  • Posted: Jul 28, 2023
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Head Scratcher? Claims Litigation Not Named as Major Factor in Florida Insolvencies

 

Despite years of complaints from Florida property insurers and some lawmakers that out-of-control claims litigation was destroying the industry, recent regulators’ reports about the reasons for insolvencies make little mention of the “L-word.”

The omission has prompted some head scratching and new questions by policyholder representatives.

“That’s ridiculous,” said Gina Clausen Lozier, a south Florida plaintiffs’ attorney. “You’d think with all the concerns about litigation in the last few years that would be number one on the list.”

The Florida Department of Financial Services’ Division of Rehabilitation and Liquidation posted its 2022 Annual Report in April. It recently caught the eye of advocates for homeowners, policyholders that have seen premiums spike in Florida while at least 10 insurers have become insolvent since early 2021. The R&L report’s page 7 lists “factors contributing to insolvency,” including:

  • Inadequate capitalization or asset deterioration
  • Improper management
  • Insufficient claim reserves
  • Rapid premium growth
  • Inappropriate transactions with affiliates or subsidiaries
  • Inadequate premium rates
  • Natural disasters or catastrophic losses
  • Change in business conditions
  • Reinsurance market issues.

Claims litigation, which industry supporters have often called the number-one reason for insurers’ financial troubles in Florida, and which led to major legislative reforms in the last five years, is not mentioned directly in the report. That suggests that insurance company leadership and corporate structure, not trial lawyers, are more to blame for mismanaging operations and failing to maintain adequate reserves, said Doug Quinn, executive director of the American Policyholder Association, a national, non-profit group that advocates for investigations into insurers’ claims practices.

“All of the finger-pointing and scapegoating at consumer fraud, excess litigation, and roofing scams are just to divert attention away from what’s really going on behind the scenes,” Quinn said. “There’s a lot of finger-pointing at outside parties, but failing at business is an inside job.”

A Department of Financial Services official, responding to questions from Insurance Journal, said claims litigation is a factor behind the factors listed in the report. The R&L annual report examined insolvencies from 2017 through 2022, including the liquidations of St. Johns Insurance Co., Avatar Property and Casualty Insurance, and Southern Fidelity Insurance, said Devin Galetta, communications director for Florida’s chief financial officer, Jimmy Patronis.

“While the words ‘claims litigation’ do not appear on that particular page, the reality is that during the period covered by these reports, 79% of the nation’s homeowners insurance lawsuits were filed in Florida while the state only accounted for 9% of the nation’s homeowner’s insurance claims,” he said in an email, citing an oft-quoted statistic compiled by the Florida Office of Insurance Regulation, based on data from the National Association of Insurance Commissioners.

“‘Claims litigation’ is a driving factor for many of the listed insolvency factors, including asset deterioration, insufficient claims reserves, inadequate premium rates, reinsurance market issues and changing business conditions,” Galetta said.

He added that litigation is not the only force behind recent insolvencies. “But it is a throughput that causes a wide variety of disruptions to the insurance market as initial estimates of a storm’s cost continue to increase for months or years after a storm makes landfall, due to litigation costs.”

Other factors include sharply rising reinsurance prices and inadequate premium levels, which are included in the report.

The spike in reinsurance rates in the last three years reflects excessive claims litigation as much as anything, said Kevin Comerer, a consultant and registered lobbyist with Rubin, Turnbull & Associates, in Tallahassee. He was previously legislative director for a major Florida property insurer. Comerer noted that reinsurers have pulled back from the Florida market and have raised prices in large part because litigation soared between 2018 and 2023.

“You were seeing losses in year two and three that were equal to or greater than year one after a hurricane, and that was all because of an explosion of roof claims and lawsuits,” he said.

The R&L annual report isn’t the only regulatory document that doesn’t emphasize litigation as a driving force.

The division is required by state law to produce port-mortem reports each time an insurer is deemed insolvent. The division’s website lists insolvency reports only through 2019, but Galetta provided initial reports for four insurers that went out of business in 2022 and 2023: United Property and Casualty Insurance Co.; FedNat Insurance; Weston P&C; and Southern Fidelity.

In two of those reports, for FedNat and for Weston, claims lawsuits, litigation and attorneys fees were not listed.

“Despite significant capital infusions in 2020 and 2021, FNIC’s surplus as regarding to policyholders continued to decline,” the 7-page FedNat report notes. “Additional factors included poor operational results, limited access to additional capital, and a jeopardized financial stability rating.”

For Weston, the division said weather events played a significant role.

“The company had insufficient assets or reinsurance to pay potential claims to policyholders during the 2022-2023 Atlantic Hurricane season,” the report said. “Despite actions taken by Weston to improve its financial condition, including a Capital Management Plan and Risk Based Capital Plan, Weston’s surplus as regards policyholders continued to deteriorate and ultimately led to the company’s referral for delinquency proceedings.”

For United and Southern Fidelity’s delinquency proceedings, lawsuits were named as one contributor.

“UPCIC’s losses over multiple years affected its surplus,” the United report noted. “The large percentage of litigated claims drove up its costs. The $140 million reserve deficiency related to Hurricane Ian in September 2022 resulted in the company’s referral to the Department for delinquency proceedings.”

Florida insurance defense attorneys, carrier executives, industry lobbyists and prominent legislators in recent years have also pointed to assignment-of-benefits agreements as a major problem, leading to wildly inflated roof and water-damage claims and unnecessary litigation. The Florida Legislature in 2019 approved measures to limit AOBs. In 2022, lawmakers barred one-way attorney fees in AOB litigation, then outlawed AOBs altogether.

Only the Southern Fidelity insolvency report lists AOBs as a factor.

“Litigated claims related to Assignment of Benefits claims drove up costs in 2014-2015,” the report reads. “Losses from Hurricane Ida in 2021 are projected to exceed the top of the company’s catastrophe reinsurance tower. Ultimately, Southern Fidelity’s failure to secure a reinsurance program for the 2022 hurricane season and the late development of reserves for Louisiana claims exhausted the remaining surplus which resulted in the company’s referral for delinquency proceedings.”

Quinn and others have maintained that litigation has played a smaller role in financial losses than industry leaders have said, and intricate corporate structure and “profit shifting” are more to blame. At the May 2022 Florida special session on insurance reform, several Democratic lawmakers, including then-state Sen. Gary Farmer, D-Broward County, said that a number of companies had diverted profits to managing general agencies, leaving the actual insurance companies with inadequate reserves.

Quinn suggested the DFS reports bear that out with their references to “inappropriate transactions with affiliates or subsidiaries.”

“Properly managed and reserved companies do not go under,” Quinn said.

Industry advocates have strongly disagreed, noting that most insurers would not deliberately bleed themselves dry. Instead, they have argued, under the perfect storm of Florida statutes and court decisions that evolved over the last two decades, claims lawsuits and fraudulent roof claims became a cottage industry that exploded as some plaintiffs’ attorneys took advantage of prevailing-attorney fees and fee multipliers.


Thank You to the Cohen Law Group for sending us this article.

At Cohen Law Group, It’s About Justice!

“It’s About Justice” is more than a slogan. It is our firm’s mantra. The motto was developed by our founder, Harvey V. Cohen. We are aggressive, zealous advocates for our clients’ rights. Our commitment to our clients is evident by our prompt reply to all phone calls and our 24 hour availability through our phone answering service.

Effective legal representation requires experience and dedication to protect the rights of those who have entrusted us with their legal options and rights. Cohen Law Group has successfully represented many Florida residents throughout the years in various legal matters.

 

 

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Communication is the key to everything and we make sure our clients and their tenants are up-to-date and informed on everything throughout the project duration

Communication is the key to everything and we make sure our clients and their tenants are up-to-date and informed on everything throughout the project duration

  • Posted: Jun 30, 2023
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Communication is the key to everything and we make sure our clients and their tenants are up-to-date and informed on everything throughout the project duration.

Emails and daily reports are sent to the client and representatives every day.


South Florida Commercial Roofing Contractor

PSI Roofing provides premium services and products by educating our clients and creating trust, respect and satisfaction while forming long-lasting relationships.

Emergency Roof Repair

PSI provides 24/7 emergency leak repair service with a 4 hour maximum emergency response time. We are qualified to make repairs to any type of roof and are approved to complete warranty repairs.

Roof Replacement

Are you looking for a commercial roofing contractor in Florida? PSI Roofing is a South Florida roofing contractor whose philosophy is to install the best roof possible in every situation.

Roof Maintenance

Regular maintenance on your commercial roof can save time and headache longterm. PSI Roofing’s maintenance program locks in your cost and provides a watertight leak free guarantee.

Asset Management

Our Roof Assets Management services include regular maintenance, custom replacement options, work history reports, annual budget summaries, warranty tracking and inspections.

Restorations

We specialize in restoring commercial properties damaged by wind, fire and other disasters. We offer all of the needed assistance to complete your building restoration and get back in business.

Waterproofing

Extend the life of your roof by having PSI install a waterproofing and coating system. These waterproofing solutions can also be installed on parking decks, masonry and exterior walls.

Contact us for your roofing Needs!

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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

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

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?

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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Release of Liability and Hold Harmless Agreements  by JEFFREY REMBAUM, ESQ., KAYE BENDER REMBAUM

Release of Liability and Hold Harmless Agreements by JEFFREY REMBAUM, ESQ., KAYE BENDER REMBAUM

Release of Liability and Hold Harmless Agreements

by JEFFREY REMBAUM, ESQ., KAYE BENDER REMBAUM

If Your Association Requires One, Then You Must Read This…

Many communities offer a host of amenities for their residents and guests to enjoy, such as clubhouses, fitness centers, playgrounds, swimming pools, tot lots, tennis courts, etc. One of the upsides to providing such amenities is that the residents and their guests have a variety of activities to choose from, which enhances the quality of life within the community. However, one of the potential significant downsides to offering such benefits is that the association often incurs liability if a resident or guest is injured while using one of the amenities.

Accordingly, it has become commonplace for associations to require that residents and guests sign a document that releases the association from liability and holds the association harmless when a resident or guest uses the amenities. Although the title of the document may vary—“Hold Harmless,” “Indemnification Agreement,” “Release of Liability,” or “Waiver and Release”—there is usually language included within the document along the lines of the following:

“I, Mr. Owner, on my own behalf and on behalf of all other occupants and guests to my home, for and in consideration for use of the association’s facilities, equipment, etc. hereby release and hold harmless the association, its members, officers, directors, agents, etc. from any and all liability which may arise out of or in connection with my participation or use of the foregoing facilities, equipment, etc.”

This language is often referred to as an “exculpatory clause,” which is a clause that is designed to relieve a party from blame or liability. Such language has traditionally served to help prevent an association’s liability to an owner or guest when he or she is injured while using the amenities. It may have been a while since anyone has taken a good look at the specific language included in the association’s release, and it may be taken for granted that such language will automatically protect the association from liability. Many such form documents do not provide the protection you might think they should. A recent Florida appellate court case dealing with such exculpatory clauses highlights this potential issue and offers pause.

Specifically, The Estate of Nicholas Adam Blakely, By and Through Michele Wilson, as Personal Representative v. Stetson University, Inc., WL 17997526 (Fla. 5th DCA 2022), involved the tragic death of a young man who played football at Stetson University. As described in the written appellate opinion, the young man pulled himself out of an afternoon football practice complaining to an assistant athletic trainer that he felt dizzy and that his chest felt tight. Although the trainers continued to monitor his symptoms on the sidelines, after approximately 45 minutes the young man collapsed. Thereafter, university employees attempted various emergency medical procedures in an unsuccessful effort to revive him. The young man was transported to the hospital where, sadly, he died.

The trial court found that the two identical releases signed by the young man were sufficiently clear to bar claims brought against the university arising from his death after participating in the football practice. On appeal, however, one of the arguments focused on whether the language in the releases that the young man signed were sufficient to be enforceable. The appellate court determined it was not. Although the entirety of the written releases are unable to be reproduced here, the particular language that the court focused on is set out below. Specifically, the appellate court placed emphasis on the following:

I understand that the dangers and risks of playing or participating/practicing may include, but are not limited to: death…Because of the dangers and risks involved in participating in intercollegiate athletics, I recognize the importance of following the Coaches and Sports Medicine staff instructions regarding playing techniques, conditioning, rehabilitation/treatment recommendations and team rules, etc. and agree to obey such instructions…I hereby assume all risks associated with participation and agree to hold Stetson University…from any and all liability…of any kind or nature which may arise by or in connection with my participation in any activities related to the Stetson University athletic program. The terms hereof shall serve as a release and assumption of risk for myself, my heirs, estate, executor, administrator, assignees and for all members of  my family. The terms hereof shall serve as a complete release and waiver of liability for myself, my heirs, estate, executor, administrator, assignees, and for all members of my family.

 

On its face, it sounds complete. But is it? In its analysis of the language included in the releases, the appellate court began by expressing that

[A]n exculpatory clause purports to deny an injured party the right to recover damages from a person negligently causing his injury. They are disfavored in the law because they relieve one party of the obligation to use due care and shift the risk of injury to the party who is probably least equipped to take the necessary precautions to avoid the injury and bear the risk of loss. Such claims are strictly construed against the party seeking to be relieved of liability. Thus, exculpatory clauses are enforceable only where and to the extent that the intention to be relieved from liability is made clear and unequivocal. The wording must be clear and understandable that an ordinary and knowledgeable person will know what he is contracting away (quoting UCF Athletics Ass’n, v Plancher, 121 So. 3d 1097, 1101 [Fla. 5th DCA 2013]).

 

Unlike the trial court, the appellate court took issue with the language contained within the releases because the release forms

  1. failed to expressly inform the young man that he was contracting away his rights to sue the university for its own negligence,
  2. used language that could reasonably lead one to believe that the university would be supervising and training [him] properly such that the young man was only being asked to sign the exculpatory clause to cover injuries inherent in a sport, and
  3. used language suggesting that the terms of the releases were for the young man’s benefit.

 

Accordingly, the appellate court determined that the foregoing supported a determination that the releases were not clear and unambiguous. So, what does the appellate court’s decision mean for exculpatory clauses as related to an association’s release? It means that associations need to review the language in such exculpatory clauses with counsel to assist in aligning the language with the thinking of the court. For example:

  1. Is the language in the release clear, unambiguous, and written in such a way that an ordinary and knowledgeable person would know that he or she is contracting away his or her right to sue the association if an injury occurs?
  2. Is the language in the release free from any indication whatsoever that training and/or supervision is being provided by the association to avoid a mistaken belief by the owner or guest that he or she is merely signing away his or her right to sue for injuries inherent in a particular activity?
  3. Is it unequivocally clear that the individual is giving up all rights to litigate against the association in regard to any accident that may occur, even if the association was negligent?
  4. Are there terms in the release that would make it seem as though the release is for the benefit of the homeowner or guest and not the association?
    If you are in doubt as to the exculpatory language included in your association’s release, do not wait until a homeowner or guest is injured, or possibly worse, to discover that the language is not appropriate for protecting the association from liability. In light of this most recent opinion, you should discuss with your association’s legal counsel when there would be a good opportunity to review and amend such release of liability and hold harmless agreements.

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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Have you heard about our “Collect 4 Free” Program? Find out how it protects and benefits your Community Association by Katzman Chandler

Have you heard about our “Collect 4 Free” Program? Find out how it protects and benefits your Community Association by Katzman Chandler

  • Posted: Apr 03, 2023
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Have you heard about our “Collect 4 Free” Program? Find out how it protects and benefits your Community Association

by Katzman Chandler

SAVE YOUR ASSOCIATION MONEY & ENSURE FINANCIAL STABILITY.

Katzman Chandler’s Collect 4 Free Program

We guarantee, by written contract, that your Association will NEVER receive an invoice for Costs or Legal Fees advanced and/or incurred by our Law Firm in providing delinquent account collection services under our “COLLECT 4 FREE” Delinquent Account Collection Option.

Contact us today, and let us show you how you can immediately reduce the potential future monetary shortfall in your Association’s budget resulting from owner delinquency, as well as ensure a healthy financial future for your Community…

COLLECT 4 FREE!Katzman Chandler’s “COLLECT 4 FREE” Delinquent Account Collection Option is a truly unique program that guarantees, in writing, that your Association will NEVER receive an invoice for Costs or Legal Fees incurred by our Law Firm in providing delinquent account collection services.

Katzman Chandler’s “COLLECT 4 FREE” Delinquent Account Collection Option promotes efficiency in your Association’s operations by allowing your Community to timely and effectively pursue delinquent accounts and quickly collect delinquent assessments owed, rather than unnecessarily carrying delinquent owner debt on the Association’s books for extended periods of time.

Katzman Chandler’s “COLLECT 4 FREE” Delinquent Account Collection Option provides your Community with the ability to pursue delinquent accounts while avoiding the potential Risk, Liability and/or Financial Exposure to your Association for the payment of Costs and Legal Fees traditionally associated with Community Association Collection and Foreclosure actions.


Why Collect 4 Free?

Engaging Katzman Chandler and electing to take advantage of our “COLLECT 4 FREE” Delinquent Account Collection Option makes complete financial sense for nearly all qualifying Community Associations, including yours. Most Associations qualify. Call us today to confirm that yours does!

We are so confident in our ability to successfully collect upon your newly delinquent accounts, that we are willing to shift the ultimate financial responsibility for the Costs and Legal Fees incurred in the process from your Community to our Law Firm.

Our confidence in this regard comes from our depth of experience in not only handling delinquent account collection, but forecasting trends in delinquent account collection.

Katzman Chandler’s attorneys and staff have successfully resolved tens of thousands of delinquent assessment accounts on behalf of Community Associations over the past two decades, and welcome the opportunity to collect your Community’s delinquent accounts as well – with COLLECT 4 FREE!

If you are a new addition to the Katzman Chandler family of clients, and have delinquent accounts in collection with your prior attorney, Katzman Chandler can take over your Association’s existing/aged collection files and pursue them under a full advancement of Costs and Legal Fees option.

In addition to the obvious benefits of our “COLLECT 4 FREE”, we offer robust online status reports available 24/7, paperless communications sent automatically via email and an owner website portal to facilitate communication, expedite payoffs and obtain quick settlements of delinquent accounts.


Contact us today:

“WE WANT TO BE COMMITTED TO YOUR COMMUNITY”

by clicking the following link: https://bit.ly/3ZHoWOY

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The Start of the Fairy Tale: Creation of the Homeowner Assistance Fund by Axela-Tech

The Start of the Fairy Tale: Creation of the Homeowner Assistance Fund by Axela-Tech

The Start of the Fairy Tale: Creation of the Homeowner Assistance Fund 

by, Dee Rowe, CACM, Contributing Author

Once upon a time, benevolent Prince Sanders was afraid that people would lose their homes because they were unable to pay their mortgages or HOA fees. You see, a nasty respiratory disease was ravaging the kingdom and all surrounding kingdoms. Workers not deemed essential were forced out of work to limit the spread of the disease. The price of essential goods and services skyrocketed. Even once a “return to work” was announced, for many business owners and employees there was no work to return to. The kingdom was in crisis.

Since he was Chairman of the kingdom’s Senate Budget Committee, he and 11 others authored theAmerican Rescue Relief Act, which included a Homeowner Assistance Fund designed to keep those people from losing their homes and keep their public utility services active. The problem was, nobody told the homeowners, or those responsible for the communities they lived in.

Meanwhile, in a Far-Off Corner of the Kingdom

Mary was contrary, and could you blame her? She was a single mother with three small mouths to feed. Her ex-husband ran off with Sally years ago and now lived in a cottage by the sea selling seashells. That left Mary to care for the gardens ​of silver bells, cockleshells, and primroses all in a row. There was a time before the pandemic when her business thrived. Weddings were large, formal affairs, and nobody’s flowers were prettier than Mary’s. Brides paid a pretty penny for her services. But now weddings were smaller and more intimate. Because everybody’s budgets were stretched tight, brides cut expenses wherever they could. That included Mary’s flowers.

With the sun sinking on the horizon, Mary put the gardening tools in the shed and trudged into her small house. The children would be hungry, and someone had to feed them. Opening the nearly bare cupboard, she groaned. Once again, they would be eating beans and rice. As she measured the rice, her hand scraped the bottom of the barrel. Even beans and rice would soon be a luxury. Forcing a brave face, she served the children dinner and busied herself with chores while they ate. She ate their leftovers to make sure they got enough. Her stomach growled and grumbled, but she was used to ignoring that. She’d been doing so for a couple of years, ever since the virus started spreading.

Before she put the little ones to bed, she walked to the end of the driveway to get the day’s mail. Inside the mailbox was another notice from the HOA about her missed payments. Tears welled up in her eyes. How was she supposed to pay when there wasn’t enough to eat, and every penny went toward keeping the bank from taking her home? Now the association was threatening to take her home too. What would they do then? She wasn’t eligible for bankruptcy, because she’d had to file for one after her divorce.

Hands shaking, she placed the notice on the kitchen table and tucked her children into bed, noticing as she did so that all their nightclothes were threadbare and too small. Once she was back in the kitchen, she picked up the notice and read it again. “Due to the non-payment of assessments, your account has been referred to an outside agency for collections. Please contact them at once to avoid foreclosure.”

This time, tears did more than well up, they spilled down her cheeks and left spots on the table. With her head in her hands, she sobbed into the night until she fell asleep right there in the kitchen. Her dreams were troubled and chaotic, with visions of fire-breathing dragons scorching her home and beautiful gardens to the ground.

They Aren’t Dragons, They’re Heroes

The next morning, after the children ate their oatmeal and headed off to school, Mary called the collection company the HOA referred her case to. She braced herself for battle, recalling the fire-breathing dragons from last night’s anxiety-fueled dreams. Much to her surprise, that mental armor turned out to be unnecessary.

S​he spoke with a friendly and helpful representative from Axela Technologies, who was sympathetic when Mary described her financial position. The representative suggested that Mary try applying for something called the Homeowner Assistance Fund (HAF) because an online map showed that her part of the kingdom may have funds available to cover the mortgage, utility costs, and even HOA fees since her hardship was caused by the pandemic and started after January 21, 2020. The helpful rep also arranged it so Mary would not lose her home while waiting for a decision from the HAF. She was so relieved she began to cry over the phone because she felt hope for the first time in years. “You’re my hero”, she told the Axela employee.

I​t Isn’t a Fairy Tale but a Well-Kept Secret

As she worked in her gardens that day, Mary wondered why she’d never heard of the HAF before. There were probably others like her; hardworking people who had no savings or credit to see them through when the pandemic shut the kingdom down. People who had spent the years since the return to work trying to find work or customers. People who were desperate to keep the homes that they loved and that kept their families safe and warm. Good people who wanted to pay their HOA fees but had to choose between that and feeding their children.

After waiting as patiently as she could, Mary got an answer from the HAF. Hands trembling, she opened it and read the decision over the phone to that helpful representative from Axela Technologies she had first spoken to. “Your application has been approved.” Once again, she was crying, this time tears of joy.

Later that day, Mary wrote a letter to the board of directors of the HOA thanking them for working with anethical company like Axela Technologies, and not a predatory collection service. That letter was the first communication the board received from her that wasn’t contrary.

For a real-life collection fairy tale like this, contact us at Axela Technologies today. We offer creative solutions, not threats and ultimatums.

 

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Dynasty helped over 1,500 property owners get new roofs paid for by their insurance company in the Tampa, Sarasota, and Orlando areas. by Dynasty Building Solutions

Dynasty helped over 1,500 property owners get new roofs paid for by their insurance company in the Tampa, Sarasota, and Orlando areas. by Dynasty Building Solutions

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Dynasty helped over 1,500 property owners get new roofs paid for by their insurance company in the Tampa, Sarasota, and Orlando areas.

by Dynasty Building Solutions

Not All Roof Damage is Obvious

There are some unmistakable signs that you need a roofer pronto. For example, if a hurricane caused a large tree branch to become lodged in your roof, you would not hesitate to call Dynasty Building Solutions immediately. Most of the time, however, the signs that you need to call your roofing company can be more subtle. Since roof damage can turn into water damage, mold, and other major problems here in the hot and humid Tampa area, it’s important to be alert for some of the following issues so you will know to call us for an inspection, a roof repair , or even a roof replacement. Here are some signs that you should get in touch as soon as feasible. 
Water Damage
Water Stains on Your Walls or Ceilings:  If you’re noticing dampness or water stains on your ceilings or interior walls, this is a clear sign that you have a leak somewhere. Of course, the leak might not be from your roof, so it pays to do a little bit of investigative work. You might have a leak caused by condensation on your central air vents, for example, or you might be dealing with a dripping pipe in an upstairs bathroom. If you can’t quickly detect where the water is coming from, however, it’s wise to get a roof inspection done promptly.
As you probably know, water damage in Southwest Florida is likely to turn into mold pretty quickly, and water stains on the ceiling are a good indication that you’ve got at least some minor water damage. If the stains have been there since you moved in and they haven’t gotten any worse, then chances are good that you don’t have an urgent problem, but if they feel damp or if they seem to be growing, that’s an issue that needs to be addressed right away.
Storm Over Neighborhood
Dripping or Leaking During Rainstorms:  The downpours in this part of Florida during the rainy season can be impressive, but they should not cause any dripping or leaking in your attic. If you haven’t been in the attic in a while, try to check it during the next afternoon storm to make sure that you don’t see or hear any dripping or leaking. Shine a flashlight into the corners to check it visually; only go into the attic if you are sure you can do so safely. If you see, hear, or feel water coming in, call us right away so we can see what the problem is.
In some cases, a leak in the attic will mean that you need the roof replaced, but other times, it will only require a repair. Better to get it addressed as soon as possible to prevent further damage that can lead to a more extensive (and expensive) solution.
Torn roof shingle
Missing, Torn, or Curled Shingles:  If you can use a ladder safely to check your roof or if you can see parts of it from the ground, watch for missing, torn, or curled asphalt shingles. When a shingle is damaged, it can allow water to penetrate the underlayment or the wood beneath. In many cases, a simple repair is all that is needed, but you will need to have an inspection. Remember that since water flows from the peak of the roof down toward the lower elevations, torn shingles toward the top of the roof could be causing damage down below. Let one of our inspectors take a look and see whether there is any damage that needs to be addressed.
Damp or Darkened Shingles
Similarly, if you see one section of asphalt shingles that are darkened or that feel damp when the rest of the roof is dry, you’ll want to have that checked. If shingles are holding onto moisture, it could mean that the material underneath is wet, which is a problem. All of your shingles should look about the same; if one area looks different in any way, that is a sign that an inspection and possibly a repair is needed.
House Gutter
Tiny Black Rocks in Your Gutter:  When you clean out your gutter, it’s normal to find leaves, small twigs, and some dirt. If you are seeing what looks like a lot of tiny black rocks or coarse black sand in your gutter, however, that is a sign that the granules, which is the material on asphalt shingles, is washing off. This is a sign that the roof is degrading and will likely need to be replaced soon.
Pinpoints of Light Shining Into Your Attic or Upper Level
Your roof should be creating a seal that water can’t get through. If there are parts where you can see pinpoints of light (or, worse, larger swaths of light) shining through, water might be able to get through those same spots. On a sunny day, go up into your attic access and look around in the dark, leaving the light off. Any sunlight peeking through should warrant a call for a roof inspection.

Only a Trained Professional Roof Inspector has the Knowledge to Identify All Forms of Roof Damage 

Roof Water Damage

Roof Inspection to Look for Damage

Some storm damage is easy to spot. If you see shingles that match your home’s roof in your front yard after a storm, you can probably assume that your roof has sustained storm damage. If strong winds blow over a tree and it crashes into your roof, you’ll be able to see it, and you’ll probably have heard it when it happened. You’ll know that you need to contact your home insurer and a roofing professional. However, often storm damage isn’t so obvious. You may have a water leak, but you can’t determine quite where it’s coming from. After a tornado or hurricane, you may have damage that you can’t see – a hole that’s too high up or located in a spot that just isn’t visible from the ground, for example. Shingles that blow off in a strong wind may not necessarily land in your own yard – they could end up far enough away that you never see them. Because hidden roof damage is a real possibility, it’s important to have your roof inspected after a severe storm. Roofing professionals are trained to find hidden roof damage. They’re also trained to inspect your roof safely. A fall from a roof can be quite serious, and a roof after a storm can be especially dangerous, as there might be spots that are slick or soft that you’re not expecting, so it’s best to let the professionals handle it. Take a look at some of the things that a roofing professional may be looking for after a storm.
Water Damage and Leaks
It’s easy to believe that if you have water damage or your roof is leaking, you’d notice it right away. However, the truth is that it’s easy for water damage and evidence of leaks to go unnoticed. The water may be pooling somewhere that’s not obvious, or the leak may be limited to the attic, garage, or some other location where it might be less noticeable. Part of the job of inspecting for damage after a storm is checking the interior of the home for signs of leaks or water damage. You may not have noticed the signs, or you may not be able to place the source of the leak if you did. But a roofing professional will know what signs to look for and will also be able to follow the leak back to its source and find out which part of the roof is letting water in.
Damaged Shingle Roofing RepairMissing and Damaged Shingles or Tiles
You might think that even if you don’t find missing shingles or tiles in your yard, you’d be able to see bare spots where they used to be if you lost some during a storm. However, that’s not necessarily the case. Depending on the design of your roof, parts of it may not be visible from the ground, and if those parts are missing shingles or tiles, you wouldn’t know it without going up there to inspect.
Tiles and shingles can also be damaged in a storm in a way that’s not visible from your position on the ground. For example, hail can leave damage that comes in the form of dimples or granules knocked off of the shingles. Chunks of hail may also be heavy enough to crack tiles. In either case, the roof may look fine to you, but this type of damage can weaken your roof. Even if it doesn’t cause leaking immediately, it may lead to leaks over time. Your roof also may not hold up as well against the next storm. For these reasons, it’s important to have a roofing professional check for shingle or tile damage that is only visible from the roof.

 

Damaged Gutters and Flashing

One thing that you may not think to look for is damage to your gutter system and roof flashing, Your gutter system is important for more than just your roof. Keeping your gutters clear and flowing freely protects your home’s foundation by preventing water from pooling around the house. It also protects your landscaping and siding. Clogged or damaged gutters can cost you a lot in repairs, so it’s important to have them checked following a storm. If your gutters are dented or broken in places, they may be more susceptible to clogging or they may allow water to pool in ways that cause damage to your home.
Your roof’s flashing is also vulnerable during a storm. Flashing is often made of galvanized aluminum (most common of roof to wall) or copper and it’s placed in between roof joints, where it helps protect your roof against water leaks. The places between joints are some of the most vulnerable spots in the roof, so flashing acts a reinforcement. But because it’s located in places that are at higher risk for damage, flashing itself is more likely to be damaged during a storm than other parts of the roof. Flashing can become warped or begin to crack after being exposed to severe weather. It can also be torn away entirely, especially during weather events with severe winds, like hurricanes and tornadoes. Roofing professionals understand the importance of flashing and know where to look to see if it’s been damaged.
If your roof has a warranty, you may be required to have regular roofing inspections and make timely repairs in order to keep the warranty valid.
If you let your roof fall into disrepair, such as by failing to have it inspected and repaired following a major storm, the warranty may not be honored. Your home’s insurer may have rules about roof inspection and repair as well. If you file a claim for damage and your insurer determines that the damage was exacerbated because you didn’t have an inspection or schedule a repair earlier, they could deny your claim or approve only part of it, leaving you with a higher repair bill than you planned on. Your best bet is to make sure that you have your roof inspected after serious storms and take steps to repair any minor damage right away before it can become major damage.

 

 
Choosing The Right Roofing Company Can Be Challenging
Your home is the single largest investments you will probably make in life. One of the biggest challenges many homeowners face when needing to repair, restore , or install new roofing to their property is choosing the right company for the job. In an emergency, choosing the right roofing company to repair damage from storms, fallen trees, termites or any other urgent issue can be critical in getting your home and life back to normal. Likewise, qualified experience is vital when restoring or building new roofing. Your roofing contractor should not only ensure the use of quality products and workmanship but have the expertise and qualifications for installing a range of roofing designs and materials.

6 Tips to Help You Decide 

Finding a roofing contractor who meets these criteria who is also trustworthy, honest, and professional can often be difficult. You need to know that your investment is in safe and reputable hands and your home is protected along with your wallet. Here are 6 tips to help guide you when choosing the right contractor for your roofing project.

1. Local roofing services are invaluable. They are more familiar with local rules and regulations and should have a good relationship with local suppliers. There also less chance of issues and scams when choosing a contractor from your area.

2. They should have a Better Business Bureau (BBB) accreditation. BBB contractors are required to maintain satisfactory ratings with the Better Business Bureau in order to retain their certification. This means customer satisfaction.

3. Check they offer an extensive warranty. It might take months or even sometimes years for incorrect installation or damage to reveal itself. Contractors that offer extended warranties on workmanship, especially for roof restorations , are going to be worth pursuing. Also, look at the manufacturer’s warranties on the types of materials used as it important to know that a manufacturer has done their due diligence in designing a quality product.

4. Safety is vital. A contractor should provide adequate safety training program for all its staff. A team that has been properly trained in roofing installation will ensure your roofing work is completed by quality professional roofing installers with integrity to personal and property safety. Most states require safety certification and licensing for contractors.

5. A reputable contractor will be able to handle any insurance claims for you so you can take advantage of the premiums you’ve already been paying. This helps to make the whole process easier and more affordable for you to have your roofing work done. Likewise, a reputable roofing contractor should also have adequate insurance coverage to protect the homeowner from liability in the unfortunate case a roofing employee sustains an injury at the home.

6. Get to know the roofing materials available. A good contractor will be able to offer you different roofing material options available for your home. However in some areas, HOA guidelines may dictate which type of roof you can have installed. The style and color of the roof you install can also affect the value of your home. A qualified roofing contractor will be able to guide you on this.

 

Contact us now to see if you qualify!

Our ROOFME Program (Roof Maintenance Evaluation Program) is a FREE program for property maintenance companies which provides one free annual property inspection and discounted repair services for our members.

 

Victor Lupis / Owner
Dynasty Building Solutions 
Office: (813)321-3269
Fax: (813)333-9697
www.DynastyBuildingSolutions.com
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THE FLORIDA LEGISLATURE – AFRAID TO PASS REQUIRED EDUCATION

THE FLORIDA LEGISLATURE – AFRAID TO PASS REQUIRED EDUCATION

THE FLORIDA LEGISLATURE – AFRAID TO PASS REQUIRED EDUCATION

DOES THE FLORIDA LEGISLATURE WANT YOU TO REMAIN DUMB?

By Eric Glazer, Esq.

For those of you who are intelligent and decided to come to a Board Certification class in the last few months and learn all about the new safety and reserve laws, I applaud you.  It was my honor meeting you and teaching you all over the state.

I love that look in your eyes and the groan that comes over the crowd when I tell you that you do not need to be here today.  You did not have to get certified by taking what I believe is both a board certification and a life safety class.  The Florida Legislature still allows Board members to get certified by signing a ridiculous form that says you have read your governing documents and you promise to enforce them.

Are the new safety and reserve laws found in your governing documents?  Of course not.  You have to be taught them to know what you are now required to do in order that another Champlain Towers disaster never happens again.  You don’t learn these laws by staying home in your pajamas, printing a form off the computer and signing it.  When the members of your Board can get certified by signing that self-serving form, lives are at risk.

It’s ironic that they placed language in the new laws requiring the directors to follow them or face breach of fiduciary duty charges.  So…..according to The Florida Legislature, you must apply these new laws in your condominium, you just don’t have to learn them and know what is actually required of you.

Every legislator I have ever spoken to about a mandatory educational course in order to get Board certified is in favor of it.  Yet, it remains a mystery why in the past it has been removed from the statute.  The classes are free and are even accessible via ZOOM.  This year, there are several condominium bills floating around at the moment.  Not a single one has any mention of mandatory education for Board members.

Back to the title “Does The Florida Legislature Want You To Remain Dumb?”  How else would you explain it?

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Why Money Judgments Don’t Work for Assessment – by Mitch Drimmer

Why Money Judgments Don’t Work for Assessment – by Mitch Drimmer

Why Money Judgments Don’t Work for Assessment

Money judgments are not an effective way for an HOA to collect delinquencies. It’s often more effective for an HOA to work with delinquent homeowners to find a resolution that is mutually beneficial. This may involve setting up a payment plan or finding alternative ways to resolve the delinquency.

Foreclosure is a legal process in which an HOA takes possession of a delinquent owner’s property. The HOA then sells it to recover the money owed. While foreclosure should be a last resort for collecting past-due assessments, pursuing a foreclosure may be a better option than seeking a money judgment. Here’s why:

  1. Why get a judgment on a secured debt? The property is the collateral. Why get a money judgment and then go to court again to get a writ to collect?
  1. Recovery: Ever try to garnish wages or repossess assets to collect on a judgment? It’s not easy. People can, and often do, evade efforts to collect. You already have the best collateral for the debt – the property itself.
  2. Difficulty in enforcing judgments: Obtaining a judgment is only the first step in the collection process. The HOA must then take steps to enforce the judgment, which can be time-consuming and costly. This may involve garnishing wages, levying bank accounts, or seizing assets. When it comes to collecting you are on your own.
  3. Limited recovery: Even if a judgment is obtained, there’s no guarantee that the delinquent homeowner will be able to pay the amount owed. If the homeowner is unable to pay, the HOA may not be able to recover the full amount of the judgment.  The money spent to get the judgment was wasted. Negative impact on community: Pursuing a judgment against a delinquent homeowner may create tension and conflict within the community. This can be more difficult in a small community where residents may have close personal relationships. If the community has an ongoing wage garnishment on a resident, the animosity may drag on for years.

The overwhelming majority of the time, owners facing foreclosure pay before a sale occurs.  Foreclosure is the end of the road for the owner, and they almost always find the money to pay to stay in their homes. Starting a foreclosure does not mean the sale will occur, and from our experience, it seldom does.

Want some more reasons why foreclosure, while still a last resort, is better than a judgment?

  1. Stronger legal remedy: A foreclosure is a stronger legal remedy than a money judgment because it allows the HOA to take possession of the property and sell it to recover the unpaid assessments. A money judgment is a court order requiring the homeowner to pay the amount owed, but the HOA must still take extra steps to enforce the judgment and collect the funds.
  2. Quicker resolution: Foreclosure can be a quicker process than seeking a money judgment. It’s unusual for the foreclosure process to take more than a year, and in some states, that time is less than half. In contrast, obtaining a money judgment can be a lengthy process that may involve multiple court hearings and appeals.
  3. Higher recovery rate: Foreclosure is better for the HOA because the sale of the property can often cover the unpaid assessments, legal fees, and other costs associated with the foreclosure process. With a money judgment, the HOA may not be able to recover the full amount owed, and this is guaranteed if the homeowner is unable to pay.
  4. It’s a deterrent: Foreclosure may deter others in the community from defaulting on their assessments. This can help to keep the HOA financially stable and protect the value of the community.

Delinquencies are often settled when a new buyer purchases the property under “joint and several liability” doctrines. If you have eviscerated an amount of the debt and turned it into a personal obligation, it’s more difficult to collect when the property sells. The association has a judgment but must still work to collect on it even if the owner sells the property, when it could have been paid in full at the time of the sale.

During the real estate meltdown of 2008, associations foreclosed and took title to units that were underwater because everything was underwater. Then, they would refurbish and rent the units. The banks were not foreclosing, the units were underwater, and the associations had no choice if they wanted to be proactive. But times have changed, and there’s a record amount of equity in the housing market. The chances that the association will ever take title in these times of high property value and opt to rent the property are incredibly slim.

If you go after somebody with a money judgment, they will evade you until they cannot. It can take years before you get to cash in, if ever. This is not about revenge; it’s about cash flow. When an HOA goes after a delinquent owner, you can be sure that the debtor would be more motivated to pay with a foreclosure over their head than a money judgment. A foreclosure is hard to get out of, if the HOA does it right. They may be able to circumvent or have exemptions not to pay a judgment.

It’s important to note that foreclosure is a last resort for collecting assessments. Before foreclosing, the HOA should work with a specialized and licensed collections solution like Axela-Technologies. Our services include client outreach, respectful phone calls, emails, mailed letters and notices, bank notifications, credit bureau reporting, and other legal and fair methods to collect. For a no obligation collections analysis, please Click Here and let us show you “How the Future Collects.”

 

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