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The Impact of Exterior Elevated Element Inspections on the Reserve Study

By Sandra L. Gottlieb, Esq. CCAL and Adrian Chiang, Esq.

By Leena Danpour, Esq.

California’s Civil Rights Department (CRD), formerly known as the Department of Fair Employment and Housing (DFEH) has the responsibility of enforcing state fair housing laws, such as California’s Fair Employment and Housing Act, which makes it illegal for housing providers^[1] to discriminate against tenants with a protected characteristic.^[2] 

 Many boards of directors want to gain control or maintain oversight over prospective tenants renting out units in their community, because, in their opinion, many tenants fail to abide by the Rules and other Governing Documents of an association. However, taking on the control and oversight of tenant approval will likely expose the association and board to liability.  Why?  Because they would now be subject to the regulations set forth by the CRD and Housing and Urban Development (HUD), which in turn would subject the association and board to potential discrimination lawsuits from tenants who have not been approved to live at the association. 

By Rochelle Ceballos, CMCA

For homeowners, returning to a warm and welcoming environment after a long day’s work is a cherished and vital part of finding solace and comfort. For community managers of Community Associations, it is our responsibility to cultivate an atmosphere that embraces this notion wholeheartedly. The key lies not only in maintaining well-manicured landscapes and pristine facilities but also in ensuring that the interactions within the community are characterized by understanding, respect, and a commitment to de-escalation. This article explores effective techniques for defusing tense situations with angry homeowners, offers insights into creating a harmonious and inclusive community where residents feel heard and valued, and provides valuable tips for staying in the good graces of the Board and the homeowner’s association, enabling you to foster a positive relationship that supports the vision and well-being of your community.

How many times has a homeowner called you or come into your office frustrated, angry and demanding to speak to the manager. If you’re like me, you likely waited to see how your team handled it first because empowerment and leadership are important for the entire team. Once you realize the situation may need additional finesse, leaning into assist the team and address the situation swiftly and calmly its key. Or perhaps you’re a portfolio manager, juggling multiple communities without onsite support.  Either way, it’s important to take yourself out of the equation. Most likely you didn’t do anything to upset homeowner so it’s important to understand what is driving this energy. As you can imagine, we all have very long days and fall short when it comes to showing grace at times; thus, it’s important for us to exercise such grace and demonstrate this to our teams to provide that exceptional energy to homeowners, when they need it most.

In October 2021, Governor Gavin Newsom approved the following three bills affecting homeowner association elections: SB 392, SB 432, and AB 502. These bills made some improvements to the HOA election laws that were passed in 2019, but then they complicated others.  First, SB 392 made one simple improvement regarding election material retention. The prior law required retention until the election cannot be contested, which left many people wondering, when is that? And the new law that became effective January 1, 2022, made it simple by requiring retention of election materials for one year after the election date.

As a reminder, California Civil Code § 5200 (c) defines “association election materials” as returned ballots, signed voter envelopes, the voter list of names, parcel numbers, and voters to whom ballots were to be sent, proxies, and the candidate registration list. Signed voter envelopes may be inspected but may not be copied.

 Next, SB 432 cleaned up a discrepancy that the 2019 law had left between the Davis-Stirling Act andnthe Corporations Code, both of which apply to most community associations. Corporations Code Section 7511(c) was amended by extending the maximum time for associations to hold the recall/removal and new board member election vote from 90 to 150 days from the date of receipt of the petition. This will allow associations to comply with both Civil Code Section 5115, which requires associations to send a general notice 90 days before an election, and the Corporations Code, which requires the recall/removal to occur within 90 days of the receipt of the petition.  According to the old law, in order to comply with both statutes, associations would have been required to send the notice on the day they received the petition.