common interest...the business of running your community saturday, january 20, 8:30 am – 3:00 pm...

Common InterestVol. XII: Issue 8 • 2017The Official Publication of CAI-Connecticut

Inside:

SALES TAX Paying (Only) What You Owe

A Look at The

AUDIT SERVICECommunication Corner: Let’s Talk About Your

VENDORSUnderstanding Construction

QUALITY LEVELS

...and more!

MemberEqual Housing Lender

Volume XII: Issue 8, 2017 • Common Interest

3CONNECT with CAI •

2017 Board of Directors

Donna Rathbun, CMCA .............................................. Imagineers, LLCPRESIDENT Hartford, CTPamela Bowman, CMCA ...................................... Prime Touch ServicesPRESIDENT-ELECT Simsbury, CTChristine Carlisle, CPA .............................. Carney, Roy & Gerrol, P.C. TREASURER Rocky Hill, CTReg Babcock ..............................Westford Real Estate Management, LLC Vernon, CTBill Jackson .................................................... Belfor Property Restoration Wallingford, CTJoane Mueller-London, Esq. .....................................London & London Newington, CTFrank Pingelski ......................................Tooher-Ferraris Insurance Group Wilton, CTMark D. Sperry ..................................Fernwood Estates Association, Inc. West Hartford, CTWilliam W. Ward, Esq. ..................................................Ackerly & Ward Stamford, CTGreg Zajac ...........................................................Building Renewal, LLC Durham, CT

Who Is CAI?The Connecticut Chapter is one of 63 Community Associations Institute chapters worldwide. CAI-CT serves the educational, business, and network-ing needs of community associations throughout Connecticut. Our members include community association volunteer leaders, professional managers, com-munity management firms, and other professionals and companies that provide products and services to associations. The Connecticut Chapter has over 900 members including nearly 150 businesses, and over 450 community associa-tions representing 50,000 homeowners.

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The materials contained in this publication are designed to provide accurate, timely and authoritative information with regard to the subject matter covered. The opinions reflected herein are the opinion of the author and not necessar-ily that of CAI. Acceptance of an advertisement in Common Interest does not constitute approval or endorsement of the product or service by CAI. CAI-Connecticut reserves the right to reject or edit any advertisements, articles, or items appearing in this publication.

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To submit an article for publication in Common Interest contact Kim McClain at (860) 633-5692 or e-mail: [email protected].

Conference & Expo Karl Kuegler, Jr., CMCA, AMS Education Program Pam Bowman, CMCA Donna Rathbun, CMCACAMMIES Dave PilonCEO CAM Council Gary Knauf, CMCAFall Fun Carrie Mott

Golf Carrie MottLawyers’ Council Robin Kahn, Esq.Legislative Action Scott J. Sandler, Esq.Marketing Sam Tomasetti, CPAMembership Wendy CollearyNext Generation Chas Ryan, Esq.

Paradise Mea AndersonPublication Sam Tomasetti, CPA Spring Fling Linda Schaller Ellen SiasSummer Sizzler Chris Hansen, Esq.Website Bob Gourley

Kim McClainChapter Executive Director

Ellen FelixDirector Program Operations

Staff

Committee Chairpersons

President’s Message

Donna Rathbun, CMCA

CAI-CT Annual Conference & Expo

Saturday, March 17, 2018 Aqua Turf, Plantsville, CT

The Legal Symposium held in early November was a success. This year was another sellout crowd with a waiting list to attend. The attendees were well-represented by Homeowner

Leaders, Community Managers along with other Attorneys. It is an afternoon of learning and networking on a variety of legal subjects that communities face.

This issue of Common Interest brings me to a close as President of CAI-CT. I would like to extend a deep heartfelt thank you to all of those who make CAI-CT a success by many measures. My involve-ment with CAI has exposed me to various chapters around the coun-try and countless volunteers. I always come away with a deep appre-ciation of those who serve our own chapter in the varied capacities and unselfishly give their time and expertise. Without each one of you, we would not be the successful organization that we’ve come to know. I am proud of the skill, knowledge, wisdom and finally...downright fun and enthusiasm that is brought to our events by those who unselfishly service our industry. Thank you for the support and I look forward to watching CAI-CT become an even stronger organization with the continued guidance of Kim McClain and Ellen Felix, who are the ones that make us all look good!

Pamela Bowman will be serving as CAI-CT’s next President in January. As a Business Partner, former Community Manager and co-chair of the Education Program Committee, Pamela brings a special depth of understanding that few achieve to lead our chapter forward to the next horizon.

On behalf of all of us at CAI, best wishes for a happy, healthy holi-day season! ■

“This issue of Common Interest brings me to a close as President of CAI-CT. “

CONTENTS

From the Chapter Executive Director

Common InterestPublication Committee

Sam Tomasetti, CPA Chair Tomasetti, Kulas & Co.

Reggie Babcock Westford Real Estate Management, LLC

Adam J. Cohen, Esq. Pullman & Comley, LLC

Bob Gourley MyEZCondo

Steve Weir American Integrity Property Restoration

Tim Wentzell, P.E. Connecticut Property Engineering

Common Interest is published by the Connecticut Chapter of the Community Associations Institute. All articles and paid advertising represent the opinions of authors and advertisers and not necessarily the opinion of either Common Interest, the official publication of CAI Connecticut or Community Associations Institute. This publication is issued with the understanding that the publisher is not engaged in rendering financial, legal, accounting or other professional services, and the information contained with in should not be construed as a recommendation for any course of action regarding financial, legal, accounting or other professional service by CAI, the Connecticut Chapter, Common Interest or advertisers. If legal service or other expert assistance is required, the services of a competent professional should be sought. The entire contents of Common Interest is protected by copyright. Reproduction in whole or in part without written permission is expressly prohibited.

3 President’s Message

4 CED Message

4 People in the News

5 Upcoming Events

6 New & Renewing Members

6 Statutory Snippets

6 Legislative Update

8 Legally Speaking

10 Legal Symposium Wrap-up & Photos

12 Financially Speaking

16 Thank You 2017 Committees

18 Ask Mr. Condo

19 Communication Corner

22 Manager’s Column

25 2018 PMDP Courses (CT & MA)

26 Technical Explanations

28 Winter Damage and What You Can Do to Prevent It

31 Environmental Tip

32 Classified Advertising

35 Index of Display Advertisers

Kim McClain

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People in the News:

Share your news with CAI-CT. Send it to [email protected].

Ron Barba, Esq. of Bender, Anderson & Barba, P.C. was a featured speaker on WDRC 1360 AM radio on November 4, 2017. Ron discussed Connecticut Condominium Law on the “Talk of Connecticut – Ask the ExRperts” program. He also mentioned the importance of being con-nected to CAI-CT. Way to go, Ron! ■

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Aristotle was one smart cookie! There is such great wisdom – and common sense – in these timeless words. As we look ahead to the new year, perhaps we can contemplate Aristotle’s message and be more thoughtful about how we can accomplish our goals in

2018. What kinds of projects are you looking forward to for your association or business? Do you have the means necessary?

Looking back on the past year, we here at CAI-CT have so much for which to be grate-ful. We have seen a big increase in committee membership. (Please see page 16 for a full list of all our many committee members.) Apparently, we are doing things that inspire others to get involved. Thank you one and ALL! We are a much stronger organization thanks to the participation of many.

In case you haven’t noticed, we added more education programs to the calendar this year. We are especially excited about the CAI Educated Business Partner program which we launched in August. We plan to offer our next session on January 11, 2018. Sign up soon to be sure there is a seat saved for you!

Given that the world in which we now live is ever more complicated and seemingly more divided, when we look around our little organization we have much to appreciate as being positive. We look forward to even greater participation and a lots of wonderful energy in 2018.

Wishing you a peaceful and healthy holiday season! ■

“First, have a definite, clear practical ideal; a goal, an objective. Second, have the necessary

means to achieve your ends; wisdom, money, materials, and methods. Third, adjust

all your means to that end.”

~ Aristotle

Saturday, March 17, 2018 Aqua Turf, Plantsville, CT


Visit www.caict.org to register and for updated information.

SAVE THE DATE! CAI-CT Annual Conference & Expo: It Takes More Than Luck! Saturday, March 17, 2018 Aqua Turf, Plantsville, CTReservations for Booth Space & Sponsorships now being accepted.GOOD FOR 4.0 CONTINUING ED CREDITS

M-100: The Essentials of Community Management March 22-24, 2018 Natick, MA Successful community management starts with the essentials! This comprehensive community association management course provides a practical overview for new managers, an essential review for veteran managers and an advanced course for board members. PREREQUISITE COURSE TO EARN THE CMCA

M-202: Association Communications April 13, 2018 Fairfield, CT Learn how to work with leaders to achieve goals and set a positive tone for the community. This course shows you how to inspire the cooperation needed from board leaders and volunteers to achieve management goals. You’ll learn proven ways to motivate and guide community leaders and help board and committee members accomplish more at every meeting.GOOD FOR 12.0 CONTINUING ED CREDITS

Condo Inc. I: The Business of Running Your Community Saturday, April 28, 8:30 am - 3:00 pm Danbury, CTDo you serve on the board of your association? Are you considering serving? Whether you are a seasoned board member, a recently elected board member or unit owner seeking to understand more about how an association runs, this course is for you!$50 – CAI Members, $100 - Non-MembersGOOD FOR 6.0 CONTINUING ED CREDITS

Sponsorships are available for this event.

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Condo Inc. I: The Business of Running Your Community Saturday, January 20, 8:30 am – 3:00 pm Snow Date: Saturday, January 27, 8:30 am - 3:00 pm Glastonbury, CTDo you serve on the board of your association? Are you considering serving? Whether you are a seasoned board member, a recently elected board member or unit owner seeking to understand more about how an association runs, this course is for you!$50 - CAI Members, $100 - Non-MembersGOOD FOR 6.0 CONTINUING ED CREDITS

Sponsorships are available for this event.

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JUMPSTART JANUARY - Managers & Business Partners

Business Partners:Marketing Magic for Conference/Expo Exhibitors Thursday, January 11, 10:30 am - 12:15 pm(Join us for lunch from 11:30 am - 12:15 pm) Snow Date January 18, 10:30 am - 12:15 pm Stratford, CT$25 - CAI Members, $50 - Non-Members

Business Partner Essentials Thursday, January 11, 11:30 am - 1:45 pm(Join us for lunch from 11:30 am - 12:15 pm) Snow Date January 18, 12:15 am - 1:45 pm Stratford, CT$75 - CAI MembersEARN YOUR EDUCATED BUSINESS PARTNER DISTINCTION

Community Association Managers:

CAM ED - Legal Panel Thursday, January 11, 11:30 am - 1:45 pm(Join us for lunch from 11:30 am - 12:15 pm) Snow Date January 18, 11:30 am - 1:45 pm Stratford, CT$25 - CAI Members, $50 - Non-MembersGOOD FOR 2.0 CONTINUING ED CREDITS

UPCOMING CAI-CT EVENTS

• CONNECT with CAI6

Welcome New Members

Associations with Homeowner Leader MembersEllington Ridge Condo Assn., Inc.Glenwood Green HomeownersJefferson Woods Community Inc.

Individual ManagerCatherine BassoWayne JohnsonJeffrey Scott McDonald, Jr.Douglas Allen Welton, Sr.

Thank You Renewing Members

Associations with Homeowner Leader Members71 Fountain Terrace Condominium Assn.84 Skyview CondominiumAllyn Estate Homeowners AssociationBartlett Hill Homeowners AssociationCastle Rock Owners AssociationCondominiums at Center CourtCountry Place Condominium AssociationCrown Ridge Condominiums Assn., Inc.Crown Village Condominium AssociationCurrier Ridge Condominium Assn., Inc. Far Mill River Condominium AssociationFox Hill IIGlen Oaks Condominium No. 1, Inc.Harbour Village Condominium Assn., Inc.Hathway FarmsHaven Ridge Condominium AssociationHeritage Cove Condominium AssociationKings Landing Owners Association, Inc.Laurel Glen CondominiumLaurel Ridge AssociationMeadow Hill, Inc.The Meadows Association, Inc.Newington Ridge CondominiumNewtown WoodsNorth Farms Condominuim Assn., Inc.Pine Meadow at the Canal Condominium AssociationThe PinesRegency at Berlin Condominium Assn.Sonoma Woods CondominiumSpring Lake Condominium # 8 Assn., Inc.Still Mountain EstatesStrawbridge Association, Inc.Taft Pointe Association, Inc.Tunxis Village Condominium AssociationTurtle BayWallingford Staffordshire

West Lyon Farm Condominium AssociationWestleigh of Litchfield Condo AssociationWheeler Estates Condominium Assn., Inc.The Village at Hunt Glen Condominium Assn.The Village at Oxford Greens

Individual ManagersSteven Anderson, CMCACharlene Barnett, CMCA, AMSFredric Beitman, CMCAC. Arthur BoothbyJoseph N. CalvoVictor S. Caprio, Jr., CMCATony Charles Clawson, Esq., CMCADennis DeMeglio, CMCAStanley DeMello, CMCALinda L. DeNoia, CMCA, AMSPaulo Desousa, CMCAMelissa Giangrasso, CMCA, AMSCherrie GillisFrancesca Gregoriades, CMCATerri Henderson, CMCATravis Hyatt, CMCA, AMSQuinn A. Kelly, CMCA, AMSKarl P. Kuegler, Jr., CMCA, AMSCraig Leppla, CMCACatherine M. Luciano, CMCA, AMS, PCAMAnthony Matteis, Jr.Annie MeccaBrandon Miller, CMCAGaren MirzoianAugust MurkoOlof Nelson, CMCADeborah A. Roeder, CMCAHilary Stoudt, CMCA

Service ProvidersAdvanced Reserve Solutions, Inc.Feldman and Hickey, LLCHassett and George, P.C.LawnWorks CT LLCMark D. Alliod, CPAThe Milford BankNathanson Cipriano & Gambardella, PCNew England Turf Management, LLCNew Look PaintingReadySetLoan.comSandler, Hansen & Alexander, LLCSavings Institute Bank & TrustSavol PoolsSouthData, Inc.The Window People, a TWP Home LLC Company

NEW & RENEWING MEMBERS

For Membership Information, Visit www.caionline.org.

Legislative Update:

We were very pleased that there was such a great demand for attendance at our 5th Annual Legal

Symposium. Hopefully, a few more people will be inspired to engage in the legislative process when the session commences in February.

After meeting with members of the Manager CEO Council in early November, the LAC has decided to focus on attempting to “fix” some of the main concerns with the statute regarding Community Association Manager licensing. We will likely contract with some-one who is very familiar with the law to help us draft legislation. We are cautiously optimistic that these very basic changes will meet with approval and support in the General Assembly. ■

Can they be incorporated? Yes. Section 47-243 of the Common

Interest Ownership Act (CIOA) requires that the association shall be

organized as a business or non-stock cor-poration, trust, partnership or unincorpo-rated association.

Advantages/Disadvantages? Most associations in Connecticut have

been incorporated as non-stock corpora-tions. The advantage to incorporation is that the corporation statutes provide guid-ance concerning a number of matters not addressed by CIOA.

Source: State of Connecticut: Frequently Asked Questions by: Matthew N. Perlstein, Esq. – Perlstein & McCracken, LLC. Reprint permission granted. You can find the entire document on our website: www.caict.org.

Statutory Snippet…INCORPORATIONAre Common Interest communities required to incorporate? No.



• Document Amendments• Association Borrowing• Rules Enforcement• Document Preparation and Community Formation• Document Interpretation• Transition from Declarant Control• Contract Review and Negotiations• Common Charge Collections and Foreclosures

10 Waterside Drive, Suite 303, Farmington, CT 06032Telephone (860) 677-2177 Facsimile (860) 677-0019

Statewide toll-free telephone (888) 677-8811www.ctcondolaw.com

Matthew N. Perlstein, Esq. Fellow, College of Community Association Lawyers

Gregory W. McCracken, Esq.

Jonathan R. Chappell, Esq.

George L. Miles, Esq.

Providing legal services to condominium and homeowner associations throughout Connecticut

Statutory Snippet…

Community Associations Institute—Connecticut Chapter


Adam Cohen, Esq.

LegallySpeaking...

SALES TAX – Paying (Only) What You Owe

By Adam J. Cohen, Esq.

Condominiums and other common interest ownership associa-tions generally must pay Connecticut’s sales tax on the goods and services they buy, just like everyone else. However,

residential associations can be partially exempt from a portion of the sales tax for many kinds of services from their vendors – and since the tax adds a significant amount to the total sales price (currently 6.35%), that exemption shouldn’t be ignored.

State law says the sales tax applies to “services to industrial, com-mercial or income-producing real property, including, but not limited to, such services as management, electrical, plumbing, painting and carpentry, provided income-producing property shall not include property used exclusively for residential purposes in which the owner resides and which contains no more than three dwelling units.” (The statute is C.G.S. § 12-407(a)(37)(I).) This means that services provided for residential real property that is not income-producing do not count as services constituting a “sale” and, therefore, are not subject to the sales tax.

If every unit in a condominium is occupied by its owner for purely residential purposes, then the association should not pay any sales tax for these types of services when it contracts with vendors for them. If one or more units are vacant, rented, or commercial, then the sale tax applies in proportion to those units. According to a state regulation, the sales tax applies “to the same extent that the number of condo-minium units not occupied by owners bears to the total number of condominium units.” For example, if a condominium with 100 units hires a management company, and 15 units are rented, 15 are empty, 5 are used as retail space, and the other 65 are owner-occupied resi-dences, the sales tax should be assessed on 35% of the total price for the manager’s services. (The regulation is § 12-407(2)(i)(I)-1(f).)

Importantly, the vendor (who is responsible for collecting the tax) is legally required to presume against any exemption and to charge the full sales tax amount, as though all of the units are income-producing. It is the association’s responsibility to confirm the number of owner-occupied units by giving the vendor a form called “CERT-103,” which can easily be found online. This form is signed by an officer of the association to attest to the number of units which are not owner-occu-pied and calculates the percentage of the sales tax which the vendor should charge. The form also gives more detail about recordkeeping requirements and the types of services which can be exempt from the sales tax, like heating and air conditioning work, masonry, and refuse

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removal – and other services which are not, like landscaping, extermi-nation, and swimming pool cleaning.

Other exceptions to the sales tax might also apply to association purchases, depending on what is being bought and by whom. For example, solar panel installations and employee safety apparel are exempt, as are virtually all purchases by taxing districts and communi-ties which qualify as housing facilities for low and moderate-income families. Since the savings can be substantial over time and for large purchases, association boards should work closely with their attorneys to make sure they don’t pay more sales tax than they owe. ■

Adam J. Cohen is an attorney with the Law Firm of Pullman & Comley, LLC headquartered in Bridgeport, Connecticut. As the Chair of its Community Associations Section, he represents and gives seminars to condominiums, tax districts, and other communities in matters ranging from amendments of governing documents to revenue collection strategies and commercial disputes.

“If one or more units are vacant, rented, or commercial, then the sale tax applies in proportion to those units.”



Visit www.caict.org to register.

CONDO, INC. I The Business of Running Your Community Do you serve on the board of your association? Are you considering serving? Whether you are a seasoned board member, a recently elected board member or unit owner seeking to understand more about how an association runs, this course is for you!

Topics include:• LEGAL: CIOA, Documents, Rules Enforcement

• FINANCIALS: Budgets & Reserves

• OPERATIONS: Effective Board Meetings, Contracts, Maintenance, Bid Process

• CONTEMPORARY ISSUES: Reserve Analysis, Long-Term Planning

• INSURANCE: CIOA, Risk Management, HO6 Policies, D&O Insurance

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The 5th Annual Legal & Legislative Symposium on November beat all previous attendance records. We had a full house of attendees intent on learning

about important issues facing Connecticut condos and HOAs including: the duty of care; fiduciary responsibil-ity; updating documents, construction defects, neighbor-on-neighbor disputes, and a novel look at the difference in how Millennials and Baby Boomers approach various legal matters and more.

Most attendees stayed for the wine & cheese reception which offered more opportunities to ask questions of the speakers and socialize with peers.

We are grateful for the dedication of our Symposium Task Force: Scott J. Sandler, Esq., CCAL – Sandler, Hansen & Alexander, LLC; Karl Kuegler, CMCA – Imagineers, LLC; Rich Wechter, CMCA – Westford Real Estate Management and Mark Sperry – Fernwood Estates.

THIS PROGRAM WAS SPONSORED BY:

Event Sponsor

Legal Symposium

Sponsor SpeakersAckerly & Ward Bender, Anderson & Barba, P.C. Feldman & Hickey, LLCFranklin G. Pilicy, P.C. Perlstein & McCracken, LLCSandler, Hansen & Alexander, LLC

Wine & Cheese Reception SponsorsBouvier Insurance Imagineers, LLC Simsbury Bank Westford Real Estate Management, LLC

Thank you to all! As usual we must say a huge THANK YOU to

Oronoque Village! We look forward to continuing our strong relationship with their new manager, Fred Rodriguez. Welcome, Fred! We are extremely grateful for the Oronoque Village Board and staff support and hospitality in the use of their facilities. ■

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(left) Russ Fernandes & J. Lucas - Becht Engineering BT, Inc. and Karl Kuegler, Jr., CMCA, AMS - Imagineers, LLC

(below) Bill Ward, Esq. - Ackerly & Ward

(above) The Next Gen Committee spearheaded the collection of food for the CT Food Bank at our Annual Legal Symposium. They collected 155 lbs. of food and $40.50 in cash donations. Thanks to all who made a contribution! Well done!!

Pictured are: George Miles, Esq. - Perlstein & McCracken, LLC, Matthew McGoldrick, Esq. - Ackerly & Ward, Karina Smith, CMCA - Somak Property Management, Chas Ryan - Franklin G. Pilicy, P.C.

Next Generation Committee CT Food Bank Collection – Success!



(below) Dave Pilon & Matthesion LaFlame - Bouvier Insurance & Chris Buccieri, CMCA & Jackie Moccia, CMCA, AMS - The Property Group of Connecticut

(left) George Miles, Esq. & Jennifer Etheridge - Perlstein & McCracken, LLC

(left) Chas Ryan - Franklin G. Pilicy, P.C., Greg McCracken, Esq. - Perlstein & McCracken, LLC & Scott J. Sandler, Esq., CCAL - Sandler, Hansen & Alexander, LLC

(below) Jennifer Pelletier - HQ Dumpsters & Recycling, Carrie Mott - Bouvier Insurance & Alan Barberino - Alan Barberino Real Estate, LLC

(left) Donna Rathbun, CMCA - Imagineers, LLC & Lisa Anderson, Esq., CCAL - Bender, Anderson & Barba, PC



[Continues on page 14.]

FinanciallySpeaking...

Daniel Levine, CPA

A Look at the Audit ServiceBy Dan Levine, MBA, CPA

A common question from many association boards, when it comes to selecting an accounting service, is which service is right for them? Should they have an audit? A review? A

compilation? What exactly is the board getting when hiring an inde-pendent accountant to provide these services?

There are many differences in the nature and scope of the work depending on the service selected and it is important to understand what each service provides so that the association selects the right one.

This article will discuss the most common service chosen by many associations, the audit service and focus on highlighting and defining some of the common terminology, the processes and procedures for an audit, and will touch upon reasons why an audit is often done.

What is an Audit?

What is the end product of having an audit done?When an association engages a CPA firm to conduct an audit, it is

hiring an independent, professional third party to provide an opinion and to obtain reasonable assurance about the association’s financial statements for the user (reader) of the statements. Two key items in the previous sentence are “opinion” and “independent.”

Independence is a critical component for an audit service as it means the association, who has produced the financial statements, does not have the ability to influence the audit engagement and neither party has influence over the other in what opinion is given. If the profes-sional conducting the audit is not independent, they should not pro-vide that service.

The opinion report provided with audited financial statements is the most important document in an audit engagement. It lets the user (reader) of the financial statements know whether or not the information con-tained in an association’s financial statements presents fairly, in all material respects, the economic activity of the association based on an accounting framework such as generally accepted accounting principles.

In general, what are management and the auditor’s responsibilities during an audit?

Overall, management is responsible for the preparation and fair presentation of the financial statements according to the applicable accounting framework. Management is also responsible for the design, implementation and maintenance of its internal controls (accounting

procedures) as it relates to the preparation and the fair presentation of the financial statements. These controls should be designed to ensure that the financial statements do not contain material misstatements either from fraud or errors.

The auditor’s responsibility, on the other hand, is to express an opinion on the association’s financial statements using Generally Accepted Auditing Standards (GAAS) to plan and perform the audit in order to obtain reasonable assurance as to whether the financial statements are free from material misstatement.

So what is a material misstatement?A material misstatement is generally defined as an error that, if

uncorrected, would change how a user of the financial statement would read the statement. Material misstatements can be quantitative or qualitative. In layman’s terms, this means they can be either numer-ical misstatements or a misstatement or omission in representation.

An association’s financial statements consist of two predominant parts. The first being the actual financial statements i.e. Balance Sheet, Income Statement, and Statement of Cash Flows which contain the numerical information about the association’s activity. The second aspect of the financial statements are the footnotes that accompany those statements.

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“These controls should be designed to ensure that the financial statements do not contain material misstatements either from fraud or errors.”

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Financial statement notes provide required information as well as other helpful disclosures to the user (reader) of the financial state-ments. The notes have details such as the association’s operations, policies, and more detail on certain transactions during the year such as a loan, lawsuit, or special assessment. Omitting information in the form of a required disclosure would be a qualitative misstatement. A missing or incorrect disclosure could impact how a user reads the financial statements.

How does a CPA know what opinion to give?To be able to provide an opinion and determine if the financial

statements are free of material misstatements, an accounting profes-sional will look to obtain audit evidence. By following the American Institute of Certified Public Accountant’s (AICPA) General Accepted Auditing Standards (GAAS), an auditor will perform certain proce-dures to obtain this audit evidence. This audit evidence will help the auditor determine whether there is a material misstatement within in the financial statements and then will allow the CPA to provide the opinion depending if the error is corrected or not.

Audit evidence includes source documents such as bank statements, inquiries to relevant parties, and third-party confirmations. For exam-ple, by confirming bank balances or insurance losses via a third party the professional is obtaining independent verification of the economic activity being represented in the statements.

How much and what type of audit evidence obtained by the professional performing the audit is determined by the standards, risk assessment, internal control assessment and professional judge-

ment which can be unique to each engagement. Different types of transactions will also require different procedures. For example, an association that has fixed assets would require additional procedures as compared to an association that has no fixed assets. The better internal control an entity has on its accounting procedures will also influence how much audit evidence is needed.

So What isn’t an Audit?One major area I want to highlight is in regards to fraud. In the

above discussion about providing an opinion, the word, fraud was not mentioned. While an audit is to provide reasonable assurance, it is in respect to material misstatements in the financial statements not whether fraud occurred.

A typical audit may indeed catch fraud, but its procedures are meant to provide reasonable assurance regarding material misstatements. If fraud is occurring but the numerical value(s) associated with the fraud is not material to the financial statements, it is not guaranteed that it will be uncovered.

If fraud is a concern of the association then a separate conversation related to detecting and determining fraud should be discussed with your accountant, a forensic accountant, fraud examiner and/or lawyer as special procedures and services may be necessary.

Why Have an Audit?There are many different reasons to have an audit. Some of the

more common reasons are as follows:

1. At times an association may need financial statements to give to a bank to apply for a loan to finance a large project. Another reason

AUDIT...from page 12.



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• Collecting common charges and foreclosing association liens

• Interpreting, amending and updating documents

• Document and rule enforcement

• Transition from declarant control

• Negotiating and litigating with declarants

• Reviewing, negotiating and litigating contracts

• Representing associations borrowing from banks

• Maintaining and updating corporate records and filings

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CAMMIEs Dave Pilon, Chair - Bouvier InsuranceSteven Berg, Esq. - Frankel & BergWayne Dow - Kevin Davis Insurance ServicesAndrea Dunn, Esq. - Bender, Anderson & Barba, P.C.Bob Gourley - MyEZCondo

Conference & ExpoKarl Kuegler, Jr., CMCA, AMS, Chair - Imagineers, LLCKen Camello - Savol PoolsJames Carroll - JP Carroll Construction, Inc.Michael Famiglietti, CMCA - CM Property ManagementMatt Gilbert - CSC ServiceWorksBill Jackson - BELFOR Property RestorationCarrie Mott - Bouvier InsuranceFrank Pingelski - Tooher - Ferraris Insurance GroupChas Ryan, Esq. - Franklin G. Pilicy, P.C.Gregory Zajac - Building Renewal, LLC

Education ProgramPamela Bowman, CMCA, Co-Chair - Prime Touch ServicesDonna Rathbun, CMCA, Co-Chair - Imagineers, LLCJean Dobbin - Dobbin Management, Inc.Carrie Mott - Bouvier InsuranceChas Ryan, Esq. - Franklin G. Pilicy, P.C.

Fall FunCarrie Mott, Chair - Bouvier InsuranceMary Elizabeth (Mea) Anderson - Crystal Restoration Services of ConnecticutCindy Fischer - Harbor Property ManagementBill Jackson - BELFOR Property RestorationDoug Miller - Schernecker Property Services, Inc.Greg Roberts, CMCA - Westford Real Estate Management, LLCKenneth Ursaki - MHA Property Loss Advisors, LLCMarcy Ventresca - New Look Painting and Construction, Inc.

GolfCarrie Mott, Chair- Bouvier InsuranceJoe Cifarelli - Pro-Klean Cleaning & Restoration ServicesPaul Gray - Certa Pro Painters of Mystic-GlastonburyDan Rys - Windsor Federal SavingsJim Torello - BELFOR Property RestorationRick Torello - BELFOR Property Restoration

Legislative Advocacy (Delegates)Scott J. Sandler, Esq., CCAL, Chair - Sandler, Hansen & Alexander, LLCKarl Kuegler, Jr., CMCA, AMS - Imagineers, LLCDave Pilon - Bouvier InsuranceChas Ryan, Esq. - Franklin G. Pilicy, P.C.Terry Sullivan - Heritage Village Master Assn., Inc.Richard Wechter, CMCA - Westford Real Estate Management, LLC

MembershipWendy Colleary, Chair - Windsor Federal SavingsRichard Bouvier - Bouvier InsuranceJon Gosnell, CMCA, AMS - Northeast Property Group, Inc.Jack Phelan - Bouvier InsuranceMark Sperry - Fernwood Estates AssociationRick Torello - BELFOR Property Restoration

Next GenerationChas Ryan, Esq., Chair, Franklin G. Pilicy, P.C.Michael Bouvier - Bouvier InsuranceJon Gosnell, CMCA, AMS - Northeast Property Group, Inc.Dan Levine, CPA - Tomasetti, Kulas, and Company, P.C.Matthew McGoldrick, Esq. - Ackerly & WardGeorge Miles, Esq. - Perlstein & McCracken, LLCDoug Miller - Schernecker Property Services, Inc.Karina Smith, CMCA - SOMAK Property ManagementJoshua Suzio - Bouvier Insurance

ParadiseMary Elizabeth (Mea) Anderson, Chair - Crystal Restoration Services of ConnecticutPrez Carneiro - People’s United Insurance AgencyKim Kurdziel - Bouvier InsuranceVictoria McCarthy - SavaTree/SavaLawnDave Pilon - Bouvier InsuranceEugene Schreiner - Savings Bank of DanburyRichard Smeriglio, CMCA - Plaza Realty & Management Corporation

Publication/MarketingSam Tomasetti, CPA, Chair - Tomasetti, Kulas, and Company, P.C.Reggie Babcock - Westford Real Estate Management, LLCAdam Cohen, Esq. - Pullman & Comley, LLCBob Gourley - MyEZCondoStephen Weir - American Integrity RestorationTimothy Wentzell - Connecticut Property Engineering

Spring FlingLinda Schaller, Co-Chair - M & S Paving and Sealing, Inc.Ellen Sias, CMCA, Co-Chair - Total Asset Management, LLCNikki Johnson - American Integrity RestorationMarcy Ventresca - New Look Painting and Construction, Inc.Sabrina Wentworth, CMCA, AMS - Westford Real Estate Management, LLC

Summer SizzlerChristopher Hansen, Esq., Chair - Sandler, Hansen & Alexander, LLCLicia Ciotti - United Cleaning & Restoration, LLCCarrie Mott - Bouvier InsuranceDeann Uberti, CMCA - Westford Real Estate Management, LLC

WebsiteBob Gourley, Chair - MyEZCondo

CAI-CT is fortunate to have scores of volunteers to make our ideas and events become a reality. We are grateful for their strong dedication to the success of our chapter. We could not do it without them!

Thank you to all for a terrific 2017!

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To find the latest information about our committees, please check out our website: www.caict.org.

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You Ask Mister Condo, Now Mister Condo Asks You!

Every issue of Common Interest features an “Ask Mister Condo” Question submitted by a reader of the Ask Mister Condo website at http://askmistercondo.com. There are often

many reasonable suggestions and solutions to condo questions. Mister Condo is asking you to participate and share your wisdom with the world. Review the question below and submit your answer in an email to [email protected]. Look for your answers in future issues of Common Interest. Here is this issue’s Ask Mister Condo question:

A.S. from New London County writes:Dear Mister Condo,I have a neighbor who has gotten out of control with her little dog relieving itself on her deck. It stinks! I contacted the property manager and health department. They both told me to take pho-tos, proof, so I did. There is a hearing for the owner of this unit. I was told by the police that I cannot take photos, the police told me the property manager needs to take the photos. Our decks are 12′ off the ground, no stairs to them, so what am I supposed to do? Call the property manager and wait for him to come out? By that time, it’s too late!

———

In a previous Ask Mister Condo column, you were asked to help a reader with the following question:

J.B. from Hartford County writes:Dear Mister Condo,I am new to our condominium board. The previous board never reviewed our property management company. I would like to do that on an annual basis – to assess their work and performance for the year. Do you have any suggestions as to how to do that (quantitative, qualitative) and who should do it (Board only, homeowners)?

Mister Condo replies:J.B., reviewing the work and services of every vendor employed by

the association is a great idea. The Property Management Company is just that – another vendor. However, unlike other vendors who perform work and leave, the Property Manager is with the association 24/7, 365 days per year. Generally speaking, if the Board is unhappy with the work or the price paid for the service, it is known immediate-ly. Also, Property Managers have contracts, usually for multiple years. These are not easily broken unless clauses have been violated. If you

were to review a management company at Year 2 of a 5-year contract and determine you were unhappy, you couldn’t simply break the con-tract without consequences. That doesn’t mean you shouldn’t review the work, just understand that you have limited options to remedy any dissatisfaction until the contract is up for renewal. The best review I know of is to pull out the management contract and assign a grade system for each of the functions that the Property Management firm is responsible for. Typically, that would include accounting and book-keeping, customer service, and service to the Board. Additionally, many property management firms also handle interactions with ven-dors and contractors, and may even provide certain other property management services such as landscaping, snow and trash removal, handyman work, etc. While you may seek feedback from homeown-ers, the Property Manager works for the Board. The Board would be the appropriate group to review the work. Good luck!

One of our loyal readers offered an opinion as well:

It depends on your contract. Our current contract has annual renewal yet we can terminate on 30-days notice without cause. The management company can do the same to us with 90-days notice. We used the 30-day clause with our previous property manager several years ago. We had a similar clause with our previous landscape com-pany. Terminating for cause could lead to a legal hassle/nightmare.

HHH What do you think of that question and answer? Visit us at http://askmistercondo.com. Follow us on Facebook and Twitter and join in the conversation! ■

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Bob Gourley

Let’s Talk About Your Vendors!By Bob Gourley

Lawn Care Companies, Utility Providers, Banks, Property Management Firms, Attorneys, Roofing Contractors, Pet Waste Removal Services, Duct Cleaning Businesses, Reserve Study

Preparers, Windows and Siding Companies, Plumbing Companies, Disaster Restoration, Insurance Companies… this list goes on and on. But, what kind of a list is this?

These are all businesses that are likely to be on the vendor list of your condominium or HOA. They all provide goods or services vital to the health and longevity of your community association and they all have a story to tell. Their story is often one you should retell to concerned unit owners and residents. After all, even though the ven-dor reports to the Board or Property Manager, the work is ultimately being done for association members who are footing the bill through

their monthly common fee contributions or, worse, through a Special Assessment. Wouldn’t it be nice to let unit owners know a thing or two about the vendors performing work on their behalf and the process the Board employs to make sure only qualified vendors are providing these goods and service?

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You can find a list of our EBPs on our website: www.caict.org.Their dedication to our industry and your clients is most appreci-

ated! By the way, if you are a vendor who is reading this article and you are not yet enrolled in the CAI Educated Business Partner pro-gram, what are you waiting for? The next live program is scheduled for January 11, 2018 in Stratford, CT.

Think of the extra skills required to handle the specialized needs of condominium associations. For instance, a roofer that handles a residential home has one owner to deal with. A roof-er that handles a c o n d o m i n i u m community could have dozens of owners to consider. Where will people park? What kind of noise will be made during the job? How will falling debris be handled? All of these questions need to be answered and a CAI Member Vendor is the best choice for such a project like this.

How do vendors become employed by the condominium associa-tion? What is the process? Do you collect bids? How do you award those bids? Do you shop around for professional services like Property Management, Legal Services, Accounting, and Banking the same way you look for a landscape contractor or snow removal company? These are all stories worthy of your newsletter or website and will let unit owners know that they have qualified, skilled, and vetted vendors working on their behalf. Best of all, many of these vendors are happy to share their stories with you if you’ll just ask. You’d be surprised how many of these vendors have sales and marketing materials that do an excellent job of explaining their commitment to what they do and even their specialization with condominium associations like yours. ■

Bob Gourley is Chief Marketing Officer of HOALendingXchange and Founder of MyEZCondo, a firm that specializes in communication products for community associa-tions. Bob serves on the Publication, CAMMIEs, and Website Committees and is Past President of the Board of Directors for CAI-CT.

COMMUNICATION CORNER...from page 19.

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These concerns are of course legitimate but a qualified successor will have solid answers that satisfy each concern. One of the important components of an interview with new prospec-tive manager is a discussion of how the transition will unfold.

3. First, the Management Agreement. When the Board has

reached a decision as to the manager it wishes to select, the process turns to the nego-

tiation of the actual management agreement. While there are many, many similarities among the forms of the agreement in use, there also are differences as to which the Board should be aware and at least discuss with the new manager or Association counsel prior to sign-ing. This process may consume a month or more but need not – we have experienced contract negotiations that took no longer than the initial interview and others lasting six months. An important factor to keep in mind is the termination provisions of the current management agreement to ensure the timeline of events we mention above can be met. The main point to be made here is that it usually is prudent to finalize the new agreement and “lock it down” prior to terminating the outgoing management agreement.

4. Optimal Timing. The ideal timing will have the new manager onboard with a signed management agreement 30 to 45 days prior to the actual effective date of the new agreement. Such a period serves two purposes. First, the period allows the new manager sufficient time to request and obtain data from the outgoing manager, set up its books and upload basic information prior to “going live.” During this critical phase, the new manager should be informing the community as to the specific information owners will require, including the address for payments, emergency call procedures, staff contact information, the resale certificate process, etc. Second, and very importantly, this timing minimizes the period when the outgoing, lame-duck manager remains in place with attendant dissatisfaction or disharmony that may be felt.

5. Initial Tasks. During the period leading up to the effective date of new management, the successor should be requesting the client’s files from the outgoing manager. It is the practice for the incoming manager to assume the responsibility for obtaining its new client’s files from the outgoing manager. The Board necessarily must inform

In this column we tackle vari-ous topics of interest to asso-ciation Boards of Directors with the

intent of imparting practical advice. This issue’s column addresses the transition process, that is, the events and tasks that occur when a community is moving from one management company to another. It is impor-tant to remember that commonly, the decision to move has been made by the Board, but in many instances it may be a case of the manager “firing” its client.

What should the Board expect when a manager is being replaced? How disruptive will the process be? How are owners informed of the change and how extensively are they involved? We will address these and other issues as we try to identify the key elements of an orderly, professional change of managers.

1. Sequence of Events. When the Board initiates a change, it can control the process and determine many of the milestones itself. In the most deliberative processes we witness, the Board prepares a Request for Proposal (RFP) and timeline of events. These RFPs typically lay out the major events such as the deadline for bids to be submit-

ted, the dates by which inter-views are to be completed and the expected effective date, but sur-prisingly never the events occur-ring after the selection process is completed. Parenthetically, we have found most forms of RFPs land wide of their marks, tending to elicit immaterial information rather the critical information

that differentiates one manger from another that is best obtained in one or more interviews and conversations.

2. Transition is Not an Impediment. We suspect that occasionally Boards that are dissatisfied with their current manager nonetheless keep the manager to avoid the transition because it is perceived to be burdensome and disruptive. Boards may perceive that a change will necessitate that the directors will need to spend extensive time and effort to educate the new manager and get the successor manager up to speed. They may also be concerned about ensuring unit own-ers are cognizant of the change and what a change means for them.



Manager’sColumn...

Being Practical, Part XLIV

The Marks of a Good Management TransitionBy Reg Babcock and Rich Wechter, CMCA

“One of the important components of an interview with new prospective manager is a discussion of how the transition will unfold.”




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the outgoing manager not only that its agreement is being terminated or not renewed, but also identifying its successor so that the outgo-ing manager will know the bonafide identity of the new manager. (Remember: these files are the property of the association; an outgoing manager is never entitled to retain them for more than five business days after the effective date of the change in managers.)

6. Other Steps. At the same time as the incoming manager is informing the community of the change, it has several other impor-tant responsibilities, even prior to the effective date. The new man-ager necessarily must establish one or more new bank accounts with correct signatory authorizations. Governing Documents, including Maintenance Standards if available, are to be reviewed for unique characteristics of the community. Accounting should collect prelimi-nary data to establish the chart of accounts and enter all general ledger balances for the income and expense line items. Current vendors are contacted to advise of the change in management and new certifi-cates of insurance are to be secured. The insurance agent should be contacted to add the successor. The new Community Association Manager (CAM) assigned to the account will meet with the Board if he or she has not already done so. Importantly, the Board and CAM will discuss a schedule of meetings, if possible for the ensuing year. Before getting started, the CAM and the Board are advised to discuss all of their expectations in some detail as to how the relationship will proceed.



7. Post-Effective Activities. Before the routine of regular meet-ings actually begins, the new manager will have recovered all of the association’s files from the outgoing manager and uploaded and filed those needed currently; others will be stored. Many association records being turned over these days are electronic files. The outgoing manager should be required to provide electronic files in a format that is commonly available, or provide access to the outgoing manager’s software.

To cap off the process, the par-ties may even want to consider a “meet-and-greet” session for owners and the new manager, and put names with faces. With all of these considerations in mind, the transition to a new manager is almost certain to be an entirely positive event! ■

The authors work for Westford Real Estate Management, LLC. Reg Babcock is Chief Operating Officer & General Counsel, Jessica Luginbuhl is Director of Marketing & Corporate Communications and Rich Wechter, CMCA is Senior Vice President.

MANAGERS...from page 23.

Common Interest welcomes the submission of articles, news and announcements subject to space limitations, editing and appropriateness, including educational value. The Common Interest Publication Committee will make every effort to publish articles submitted and may even be able to help you with your submission.

Please call (860) 633-5692 or E-mail: [email protected] for

more information.

Share your news and expertise!

“Before the routine of regular meetings actually begins, the new manager will have recovered all of the association’s files from the outgoing manager”



MARK YOUR CALENDAR Professional ManagementDevelopment Programs (PMDP)

● M-100: The Essentials of Community Management Prerequisite course to earn the CMCA Natick, MA - March 22-24

● M-202: Association Communications 12 hours of CE credit towards recertification of CMCA Fairfield, CT - April 13

● M-203: Community Leadership 12 hours of CE credit towards recertification of CMCA Natick, MA - June 21-22

● M-360: Leadership Practices in Building Community 16 hours of CE credit toward recertification of CMCA Sturbridge, MA - July 12-13

● M-100: The Essentials of Community Management Prerequisite course to earn the CMCA Hartford, CT - August 2-4

● M-204: Community Governance 14 hours of CE credit towards recertification of CMCA New London, CT - October 18-19

● M-205: Risk Management 14 hours of CE credit towards recertification of CMCA Natick, MA - October 18-19

● M-201: Facilities Management 12 hours of CE credit towards recertification of CMCA Danbury, CT - November 1-2

Register for these programs at www.caionline.org

* All PMDP programs are approved for continuing education for CMCA and AMS. AMS recertification requires at least one PMDP 200 or 300 Series course every three years. To register for PMDP programs go to www.caionline.org.



TECHNICAL EXPLANATIONSThis column appears in each edition and is intended to touch on technical topics of general interest to common interest associations. Topics will be of a general nature, but I will also accept and respond to questions from readers. On occasion, it will be guest authored when topics can best be addressed by experts in other fields.

Timothy Wentzell, P.E.

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All too often we are called by a condominium association or a common interest community often by an experienced prop-erty manager and told of a recent construction project with

which the Association is not satisfied and we are asked to offer our opinions. We usually start out the process by requesting the contract and any specifications. Often upon reviewing the project and the documents we frequently find that the project, although not high qual-ity, was done in accordance with the contractual requirements. When we present this information to the Association, they often respond that they thought that they were going to be getting a top of the line project, or a premium project. When I explain to them that their con-tract documents and requirements really only asked for the standard project, they are often very dismayed.

Large capital projects are often simply not the norm for an Association Board as an Association Board can often function for many years dealing mostly with the day-to-day events of running a common interest community: making sure the lawns are mowed, the snow is plowed, and so on. But then along comes the need for a major capital project whether it is roofing, paving, siding, boilers, sidewalks or the cornucopia of items for which an Association is responsible. When this happens, their focus often needs to change from manag-ing day-to-day and to the management of a large project. One of the biggest misconceptions that we, as an engineering firm, run into with Association Boards is the misunderstanding on the part of the Board with regard to the fact that there are many levels of grades of an indi-vidual project. One can specify an “A,” “B” or “C” quality project and a decision really needs to be made on what is needed, what can be paid for and what may be the most cost-effective and long-term benefit to the Association. An example of this would be a roofing project whether it is a pitched shingle roof or a flat roof; many grades of materials are available with different lifetimes and warranties. In addition to what you see on the roof such as the shingles or membrane, what happens underneath that roof can be specified to many different grades and levels, for example: the amount and placement of underly-ing water proofing membrane, how high these membranes extend up mating walls, whether concerns may exist, issues such as ice damming, water leaking and where and how the roofs are leaking, whether aspects such as this need to be factored into how a roof replacement might be undertaken. All of these need to be factored into how the

Understanding Construction Quality LevelsBy Timothy Wentzell, P.E.

specifications are created or even warranty terms – how long the war-ranty from the installer should be versus a standard manufacturer’s warranty versus an extended coverage manufacturer’s warranty. These many details need go into that discussion of whether or not this par-ticular roof project could be considered a premium or standard quality project. Certainly, basic building codes need to be factored in but it needs to be understood that the building codes are a baseline for a project, not necessarily an appropriate standard.

Another similar example might be a siding project. Perhaps the Association would like to have a longer life vinyl siding placed on their buildings. There are different grades of vinyl siding, different types, different attachment methodologies, different trim options, insulation under the siding options and some critical aspects of flashing can once again determine whether or not the Association wants to elect that “A,” “B” or “C” quality project once again.

A paving project can be similar as well; whether an overlay and what thickness is the appropriate approach, whether other processes such as in-place reclaiming and multiple layers of new pavement installed, factoring in the thickness of paving or even how curbs are installed.

“In addition to what you see on the roof such as the shingles or membrane, what happens underneath that roof can be specified to many different grades and levels...”



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All of these can result in a different grade and/or expected life of a project such as these. A myriad of aspects really need to be factored into the bid and performance specifications that would be created for a major capital project.

Then comes the contract, which is the second part of the documents that would be used on a project. A contract can be specifically writ-ten for a project or some basic formats are available such as the AIA (American Institute of Architects) Contracts which can be utilized, but it is important to understand in many cases these are serving as only slightly more than a cover letter to the specifications assuming the specifications have such things as completion dates, completion penalties, warranties, insurance, indemnification clauses which would be necessary for a large capital project. They can be included in the specification or in the contract, but certainly these are important fac-tors as well in order to complete these projects in a successful manner.

It is always interesting to us where we see these things skipped or abbreviated. We are often called in to look at a recently completed project where the Association is not happy with the outcome whether it be paving, siding, roofing or other similar kind of project. Although the Association expected to receive something but frequently what we find is what was actually contracted for often was met and the problem really was in the lack of specificity with regard to the proj-ect. Often contractors submit a proposal frequently consisting of a one-page listing of what’s going to be done and often delivers exactly that. However, that one-page proposal doesn’t have any acceptance standards and as such, is really a grocery list not a specification. The signing of that basic document or even a rudimentary contract which doesn’t include those types of details is really relying on a belief that the contractor certainly intends to do the project well, but of course this above all is subject to their interpretation of what was agreed upon and what their basic intent was. Another spin on this is where a detailed specification was prepared but the Association signed the basic contractor proposal which does not reference the specification, thereby not invoking the detail requirements of the specification. A well-run Association would want to have a better assurance that those types of details are fully documented and agreed upon before staring such a laborious exercise. ■

Please address any questions or areas of interest that you would like answered in future columns to Timothy Wentzell, P.E., Connecticut Property Engineering, 630 Governor’s Highway, South Windsor, CT 06074 (860-289-8121) (e-mail: [email protected]).

“Advertising is totally unnecessary.

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With winter just around the corner, we find our company enjoying the calm before the proverbial “storm.”

In New England, January-March are the busi-est 3 months of the year for property damage caused by weather. In this article, we’ll touch on 3 common causes of winter damage, ranging from an annoyance/ disruption, all the way to a disaster. Even the smallest amount of dam-age to a community has the potential to affect multiple community members, and can make it difficult to maintain “business as usual.”

Who is tougher — Man or Mother Nature?

While the weather is a big factor in many of the incidences of property damage, there are always steps that can be taken to prevent against this damage. In our business, we most commonly see the following types of damage: 1. Frozen Pipes 2. Roof Ice Dams 3. Fires caused by alternative heat sources.

Frozen PipesThere are many variables which lead to frozen pipes, but the

ultimate cause is the same: the temperature of the pipes falls below freezing, allowing the water contained inside to freeze, expand, and split the pipe. Once you notice that the “pipes are frozen,” that’s just the beginning. The mess usually occurs once the pipes thaw out, allowing water to pour out from splits, breaks, cracks and loosened joints. Depending on when the frozen pipes are discovered, damage severity may range from none (the pipes thaw before bursting), or to literally hundreds of breaks on multiple floors, in multiple residences. We have responded to units where water poured out of the residence and froze like a waterfall outside. This is one of the worst outcomes. Many new homes/ residences today utilize plastic/ PEX supply pipes. These plastic pipes can expand during a freeze, rather than burst. Often, once the ice is thawed, the pipes return to their shape/ size without a leak. Although the outside temperature plays a big role in causing frozen pipes, the additions of cold + wind is a tough combina-tion. Pipes that are in drafty spaces, unconditioned spaces, or inside/ against an exterior wall, usually stand the greatest chance of freezing when temperatures turn cold. The worst equation for frozen pipes:

Winter Damage and What You Can Do to Prevent ItBy Steve Weir

Extreme cold + wind + no snow (snow acts as an insulator around the structure).

Tips to prevent frozen pipes• Provide a reliable back-up power source to ensure continuous

power to the building. If the heat remains on, and the temperature is maintained, there is less chance of freezing.

• Insulate all attic penetrations.

• Ensure proper seals on all doors, windows and cracks in exterior walls.

• Disconnect all hose bibs from exterior faucets.

• Turn off water to all exterior faucets and drain water from the faucets.

Ice DamsDuring cold weather, heat from the rooms of a residence can escape

through the attic, and melt the snow on the roof. As the melting snow runs down to the edge of the roof, it can re-freeze, causing an Ice Dam. This dam builds up as water runs down, runs into it, and freezes

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“While the weather is a big factor in many of the incidences of property

damage, there are always steps that can be taken to

prevent against this damage.”

Steve Weir

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behind it. Any water continuing to run down, then backs up into the roof, and enters the residence.

Tips to prevent against ice dams• Keep gutters and drains clear of debris which may restrict water

flow. Also, adding heating cables to gutters, drains and roof eaves can prevent ice build-up, and allow the water to flow through.

• Consider fortifying attic insulation to keep heat out of the attic.

• Confirm that attic vents and other penetrations are sealed to prohibit heat from escaping through them to the attic.

• Insulate light fixtures below an attic space to keep heat from escaping to the attic.

Fires Caused by Alternative Heat SourcesWhen the temperature drops, it can put a strain on the conventional

heating system like the furnace or boiler. During these cold extremes, people may resort to heating their residence by an alternative heat source. An alternative heat source may be a wood stove, pellet stove, fireplace or space heater. The potential dangers of using these alter-native heat sources include, but are not limited to: carbon monoxide poisoning, burns, and fires within the dwelling. The fact is, fires cause spectacular damage. Fires have the ability to to go beyond property damage, and cause injury or even death. When a fire breaks out, the damage is often significant, and usually also involves water damage from trying to put the fire out. The potential tips for avoiding fire damage are so many, that they would not fit in this column. I can lay out a few, basic, essential tips that hopefully will help prevent injury or death.• Follow manufacturer’s recommended guidelines for recommended

heat source use and placement.

• Follow all state and local building codes/ regulations.

• Use a licensed or certified installer.

• Ensure proper ventilation, and ensure smoke or carbon monoxide detectors are in full operation.

• Use alternative heat sources sparingly and safely.

Winter time can be one of the most beautiful periods of the year, even if it presents challenges. Act safely and wisely during winter to protect your investment. ■Source for this article: Insurance Institute for Business & Home Safety

Steve Weir is the owner/ founder of American Integrity Restoration, with headquar-ters in Glastonbury, CT. Steve has over 20 years in the construction industry, and more than 10 years specifically in the disaster restoration industry.

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AI-

CT.

WINTER DAMAGE...from page 28.

“As the melting snow runs down to the edge of the roof, it can re-freeze, causing an Ice Dam.”

“Fires have the ability to to go beyond property damage, and cause injury or even death.”

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take that to the bank.

mutualofomahabank.com

pick the right toolsfor your next project.With community association lending expertise like ours,you’ll get the job done right.

AFN46066_0913

Member FDICEqual Housing Lender

EQUAL HOUSINGLENDER

Erin Bowen CMCAVP/Regional Account Executive860-459-4713Toll Free 866-800-4656, ext. [email protected]

could be that their association’s document calls for an independent audit each year.

2. Some associations, that are professionally, managed may want to ensure their statements are compliant with U.S. GAAP or want an audit to give unit owners within the association peace of mind as it relates to the activities of the year.

3. Resale packages for an association may contain financial informa-tion and having a set of audited financial statements can also help the association give comfort to incoming owners as to the financial health of the property.

4. For properties switching from developer to unit owner control, the State of Connecticut has rules requiring that an audit be done as of a specific date.

ConclusionAn audit is an important function that CPA firms provide clients

across every industry. Independence and reasonable assurance on your financial statements can help provide peace of mind regarding the overall financial health of the association, help the association obtain financing, or help assure that an association is processing and record-ing accounting transactions correctly.

As this article highlights, audits are a very technical, but a helpful service that CPAs can provide. Whether your association has an audit

AUDIT...from page 14. each year, or you are debating if you need an audit performed for the first time, knowing what this service entails will help you understand it and also be comfortable with the final product.

To end with a final piece of audit trivia as well, why is this service called an “audit?” Well, the word audit stems from the Latin “audire” which means “to hear.” When the act of auditing began in the 1400-1500’s the examination of records was done through an oral process to which people would then listen. ■

Dan Levine, MBA, CPA is a Certified Public Accountant at Tomasetti, Kulas and Company P.C. Dan has extensive experience with tax and attestation services to con-dominium associations from all around Connecticut. Dan is an active participant in CAI-CT related events and can be found presenting accounting best practices at these events throughout the year. Dan is also a member of our Legislative Advocacy and Next Generation Committees.

ENVIRONMENTAL TIPEnergy Factoid:

Home heating accounts for about 2/3 of our household energy bills.

Save energy by:• Set the heating system timer to increase temperatures 30 minutes

before you arise and when you arrive in the evening. Lower the heat about 30 minutes before you leave in the morning or go to bed.

• Draw curtains over windows at night as they provide insulation and also help to keep heat in the room.

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ClassifiedServicesPerlstein & McCracken, LLC 10 Waterside Drive, Suite 303 Farmington CT 06032 860-677-2177 or Toll Free 888-677-8811 Contacts: Matthew N. Perlstein, Esq. Gregory W. McCracken, Esq. CAI-CT MEMBER

Sandler, Hansen & Alexander, LLC Contacts: Scott J. Sandler, Esq., CCAL Christopher E. Hansen, Esq. Michael S. Alexander, Esq. 98 Washington Street, Second Floor Middletown, CT 06457860-398-9090 • Fax: 860-316-2993 www.ctcondoattorneys.com CAI-CT MEMBER

CARPENTRY

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Schernecker Property Services Eric Churchill 781-487-2501 • Fax: 866-899-0736 Email: [email protected] www.spsinconline.com CAI-CT MEMBER

DUCT / DRYER VENT CLEANING

Duct & Vent Cleaning of America, Inc. Located Throughout New England Servicing the Northeast, Free Estimates Fully Insured, Certified by NADCA 1-800-442-8368

ENGINEERING / RESERVE STUDIES

CCA, LLC, Engineering Surveying Landscape Architecture 40 Old New Milford Road Brookfield, CT 203-775-6207 www.ccaengineering.com CAI-CT MEMBER

The Falcon Group, Engineering, Architecture & Energy Consulting 1266 E. Main Street, Suite 700R Stamford, CT 06902 Phone: 203-672-5952www.falconengineering.com CAI-CT MEMBER

ENVIRONMENTAL SVC.

Bestech Inc. of CT 25 Pinney Street Ellington, CT 06029 860-896-1000 • Fax 860-871-5982 www.bestechct.com

FINANCIAL SERVICES

The Milford Bank Contact: Paul Portnoy, Vice President Vice President 203-783-5700 • 800 340-4862 www.milfordbank.com CAI-CT MEMBER

Mutual of Omaha Bank, Community Association Banking Contact: Erin Bowen, CMCA, VP / Regional Account Executive P.O. Box 105, West Chatham MA 02669 860-459-4713 • Fax 603-636-8566 [email protected] www.mutualofomahabank.com CAI-CT MEMBER

ACCOUNTING

Carney, Roy and Gerrol, P.C. 35 Cold Spring Road, Suite 111 Rocky Hill, CT 06067-3164 860-721-5786 • 800-215-5945 Contact: Joseph T. Rodgers, CPA E-Mail: [email protected] CAI-CT MEMBER

Tomasetti, Kulas & Company, P.C. 631 Farmington Avenue Hartford, CT 06105 860-231-9088 • Fax 860-231-9410 Contact: Sam Tomasetti, CPA E-mail: [email protected] CAI-CT MEMBER

Mark D. Alliod & Associates, P.C. Certified Public Accountants 348 Hartford Turnpike, Suite 201 Vernon, CT 06066 860-648-9503 • Fax 860-648-0575 Contact: Mark D. Alliod, CPA E-mail: [email protected] CAI-CT MEMBER

ASPHALT/ASPHALT REPAIRS/CONCRETE/PAVING

M & S Paving and Sealing, Inc. Carrie DeMilio 111 Commerce Way South Windsor, CT 06074 860-436-4588 [email protected] CAI-CT MEMBER

ATTORNEYS

Cohen and Wolf, P.C. 1115 Broad Street Bridgeport, CT 06601 203-368-0211 • Fax 203-394-9901 www.cohenandwolf.com CAI-CT MEMBER

FRANKLIN G. PILICY, P.C. 365 Main Street, PO Box 760 Watertown, CT 06795 860-274-0018 • Fax 860-274-0061 Contact: Franklin G. Pilicy E-mail: [email protected] CAI-CT MEMBER




Simsbury BankContact: Donna L. McCombe, VPCommercial Relationship Manager, HOA LendingP.O. Box 248, Simsbury, CT 06070Phone: 860-651-2084 • Fax [email protected] MEMBER

GENERAL CONTRACTORS

CAI-CT MEMBER

THE CONDOMINIUM SPECIALISTS

• ROOFING • SIDING • GUTTERS• SNOW PLOWING

www.snehomeworks.com

V. NANFITOROOFING & SIDING Leaks • Repairs Windows • Doors Decks • Painting Gutters • Maintenance

Powerwashing1-800-916-6107

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ICE MELT

Savol Ken Camello 91 Prestige Park Circle E. Hartford, CT 06108 Tel: 860-2828-0878 Fax: 860-291-8195 www.savolpools.com CAI-CT MEMBER

INSURANCE

Bouvier Insurance 860-232-4491 Contact: Richard Bouvier, CIC www.Binsurance.com CAI-CT MEMBER

CondoLogic Contact: Lisa Caminiti 29 North Main Street West Hartford, CT 06107 860-232-4491 x-112 • Fax: 860-232-6637CondoLogic.Net

C.V. Mason & Company Insurance Contact: Bud O’Neil 860-583-4127 • Fax 860-314-2720 [email protected]

Hodge Insurance 282 Main Street Danbury, CT 06810 1-800-201-3339 • 203-792-2323 Fax: 203-791-2149 CAI-CT MEMBER

The Reardon Agency, Inc. Mallory Reardon Porter 26 Clark Lane Waterford, CT 06385 (860) 442-1396 • Fax: (860) 444-2822 [email protected] www.reardonagency.com CAI-CT MEMBER

Tooher Ferraris Insurance Group Contact: Peter P. Ferraris, Jr., President 43 Danbury Rd., Wilton, CT 06897 Tel: 203-834-5900 or 800-899-0093 Fax: 203-834-5910 E-Mail: [email protected] CAI-CT MEMBER

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Looking for a service provider?

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MANAGEMENT COMPANIES

Advance Property Management 36 Commerce Street Glastonbury, CT 06033 860-657-8981 • Fax 860-657-8970 http://advanceco.net Contact: Eric W. Schaefer

Barkan Management Company, Inc. 121 W. Main Street Vernon-Rockville, CT 06066 Call: 860-633-6110 Contact: Laura Waldrop Email: [email protected] CAI-CT MEMBER

County Management Services, LLC 6527 Main Street Trumbull, CT 06611 203-261-0334 • Fax: 203-261-0220 Contact: Gary M. Knauf [email protected] www.countymanagementservices.com CAI-CT MEMBER

IMAGINEERS, LLC635 Farmington Avenue

Hartford, CT 06105 Phone 860-768-3330 • Fax 860-236-3951

249 West Street Seymour, CT 06483

Phone 203-463-3219 • Fax 203-463-3299

Contact: Karl Kuegler E-mail: [email protected]

www.imagineersllc.com

CAI-CT MEMBER

Magee Property Management 7 Cody Street West Hartford, CT 06110 860-953-2200 • Fax 860-953-2203 Contact: Amber Chamberland Email: [email protected] www.MageeCompanies.com CAI-CT MEMBER

CLASSIFIED SERVICES...from page 33. Phoenix Property Management Contact: N. Lynne McCarron, AMS P.O. Box 281007 30 Connecticut Boulevard East Hartford, CT 06128 860-282-7733 • Fax 860-282-7734 [email protected] CAI-CT MEMBER

SOMAK Property Management P.O. Box 1343 Farmington CT 06034 860-259-1046 [email protected] www.somakmanagement.com CAI-CT Member

The Windsor Management Company Mallard Crossing Business Center 58 A Connecticut Avenue South Windsor, CT 06074 860-688-1738 • Fax 860-688-0261 Contact: Don McLaughlin E-mail: [email protected] www.windsormgnt.com CAI-CT MEMBER

PAINTING

CertaPro Painters Contact: David Messier 1-877-576-6555 112 Stockhouse, Rd., PO Box 300 Bozrah, CT 06334 860-886-2900 • Fax 860-886-5900 CAI-CT MEMBER

Painting Siding DecksRoofs Windows

MAINOFFICE 860.633.1319 SHORELINE

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ROOFING/SIDING/GUTTERS/WINDOWS

Adam Quenneville Roofing & Siding Adam Quenneville 160 Old Lyman Road South Hadley, MA 01075 855-552-6273 [email protected] www.1800newroof.net CAI-CT MEMBER

Fiderio & Sons David L. Laferriere, Jr. 687 Broad Street Meriden, CT 06450 203-237-0350 • Fax: 203-639-0867 [email protected] www.fiderio.com CAI-CT MEMBER



JP Carroll Roofing 310 Newington Road West Hartford, CT 06110 860-586-8857 jpcarrollroofing.com CAI-CT MEMBER

Leading Edge Exteriors, LLC Contact: Michael Muraca 730 East Street, Middletown, CT 06457 860-632-0050 • Fax 860-632-7762 [email protected] www.leadingedgeexteriorsllc.com CAI-CT MEMBER

Magee Roofing, Windows, Gutters & Siding 7 Cody Street West Hartford, CT 06110 860-953-2200 • Fax 860-953-2203 www.MageeCompanies.com CAI-CT MEMBER

Reficio Company, LLC Contact: Alex Gritzuk 70 Industrial Park Access Road Middlefield, CT 06455 (860) 961-6562 www.reficiocompany.com CAI-CT MEMBER


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SNOW PLOWING

Magee Properties & Facilities Maintenance 7 Cody Street West Hartford, CT 06110 860-953-2200 • Fax 860-953-2203 www.MageeCompanies.com CAI-CT MEMBER

CAI-CT MEMBER


• ROOFING • SIDING • SNOW PLOWING

Adam Quenneville Roofing & Siding ............ 21BELFOR Property Restoration ..................... 13Bestech, Inc. ................................................. 20Bouvier Insurance ........................................ 17Cohen & Wolf, PC ........................................ 27CondoLogic .................................................. 29The Falcon Group ........................................... 7Hodge Insurance .......................................... 27JP Carroll Construction................................. 24Leading Edge Exteriors ................................ 15M&S Paving .................................................. 20The Milford Bank ............................................ 2

Mutual of Omaha Bank, Community Association Banking ......................31New Look Painting & Construction ...................23Perlstein & McCracken, LLC. ..............................7Reardon Agency ..................................................14Sandler, Hansen & Alexander, LLC ....................15Savol ................................................................... 23Schernecker Property Services (SPS) ...............9Southern New England Home Works .............................................Back CoverV. Nanfito Roofing & Siding........................... 19

D I S P L A Y A D V E R T I S E R D I R E C T O R Y

WATER / FIRE DAMAGE

BELFOR Property Restoration Mike Cody 30 N. Plains Industrial Road Wallingford CT 06492 203-949-8660 • Fax 203-949-0267 [email protected] www.belfor.com CAI-CT MEMBER

Crystal Restoration Services of Connecticut, Inc. Contact: Jean Walker 3 Duke Place, South Norwalk, CT 06854 203-853-4179 • 203-853-6524 Fax E-mail: [email protected] www.crystalrestorationservices.com CAI-CT MEMBER

Crystal Restoration Services of New England, Inc. Contact: Nick Martino, President 303 Captain Lewis Drive, Southington, CT 06489 860-628-5558 * 860-378-0205 Fax Email: [email protected] www.CrystalRestorationNE.com CAI-CT MEMBER

United Cleaning & Restoration, LLC 203-464-4171 70 Industrial Park Access Road Middlefield, CT 06455 Contact: Licia Ciotti www.unitedcr.com CAI-CT MEMBER

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