HOA Insights: Common Sense for Common Areas

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Before buying a condo, look beyond the walls! The HOA’s finances and operations can have a major impact on the deal.
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/

📰 Read the WSJ Article 👉 https://www.wsj.com/real-estate/four-ways-to-spot-hoa-risks-before-you-buy-a-home-815b5b82?st=wU1NjT&reflink=desktopwebshare_permalink

In Episode 180, Robert, Kevin, and Julie all get together to discuss the issues that can make buying or selling a condo more complicated than many homeowners realize. Their conversation was inspired by a recent Wall Street Journal article that featured all three of them as sources on what prospective condo buyers should be asking before making a purchase. They explain why the financial and operational health of the HOA can have a direct impact on a condo sale and why buyers need to look beyond the unit itself. Understanding the association behind the property can help uncover potential problems before they affect financing, insurance, or the long-term value of the home.

Chapters:

00:00 Why can HOA issues create problems for buyers and board members?
01:00 What can derail a Condo sale in today’s market?
04:56 Why do both the buyer and the HOA need to qualify?
07:34 What happens when the association cannot qualify for conventional financing?
08:34 Can a well run HOA suddenly become ineligible?
10:42 Why is adequate HOA insurance becoming harder to secure?
11:25 Can an HOA discover a problem only after a buyer’s loan is denied?
13:12 How can a buyer figure out an HOA’s real personality?
17:54 What does visible disrepair tell you about an association?
19:02 Ad Break - Community Financials
19:34 What should HOA Board members say to prospective buyers?
23:29 Which HOA documents should a Condo buyer review?
26:39 What should buyers look for in the Reserve Study?
29:09 Who are HOA Board members financially responsible to?
31:02 What makes an HOA well managed and easier to buy into?
31:49 Why can the people problem make necessary financial changes difficult?
34:07 What leadership habits help keep an HOA healthy and sale-able?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

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Fannie & Freddie are changing, again! Here’s what you need to know about the new requirements!
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/

In Episode 179, Robert explains how new Fannie Mae and Freddie Mac lending requirements could make HOA reserves an even bigger issue for condominium associations. As reserve funding receives greater scrutiny, boards may find that their financial decisions affect more than future repairs, they can also influence mortgage eligibility and unit sales. Robert breaks down the recent changes to reserve funding exemptions, the upcoming minimum funding requirements, and the role reserve studies can play in lender decisions. Most importantly, he explains why simply meeting the minimum standard does not necessarily mean an association is financially prepared for the future.

Chapters:
00:00 What did Champlain Towers South reveal about lending risk?
01:00 Why did Fannie Mae and Freddie Mac change condo lending standards?
03:20 Who are Fannie Mae and Freddie Mac, and why do they matter?
05:10 How are reserve funding and building safety connected?
06:45 Which associations do the new standards apply to?
07:45 What is the current 10% reserve-funding minimum, and when can associations request an exemption?
09:30 What changed about baseline-funding exemptions in phase one?
11:45 What is the 15% reserve minimum starting in January 2027?
13:35 Is 15% enough to fund reserves sustainably?
15:15 How do budgets affect mortgage eligibility?
17:45 What should associations with off-calendar fiscal years do?
19:25 Ad Break - Our FiPhO
19:56 How is the 15% reserve-funding requirement calculated?
21:15 Does reserve funding pay for current deterioration?
22:35 How can boards explain reserve funding to homeowners?
24:10 What does underfunding mean for future special assessments?
25:55 What steps can boards take to fund and collect reserves?
28:40 How can honest reserve funding help prevent a crisis?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

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What happens when an HOA board gets hit with six-figure surprise repairs? One board member shares how her community handled it.
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/

In Episode 178, Robert is joined by Arizona condo board member Sharry Fassett to share how her HOA board responded when a series of surprise repairs began putting their planning and reserves to the test. As problems surfaced, Sharry and her fellow board members learned the importance of slowing down, correctly diagnosing what was happening, and bringing in the right experts before making costly decisions. Throughout it all, Sharry’s humility and willingness to listen, lean on the strengths of her fellow board members, and work together as a team helped guide the association through some difficult decisions. She also shares how transparency with homeowners helped the board navigate unexpected expenses while continuing to plan for the long-term health of their 25-year-old community.

Chapters:

00:00 How did one HOA Board handle a 25 year old property’s growing problems?
04:32 What motivates Sharry Fassett to keep serving on her HOA Board?
06:54 How did the board move away from hostile meetings?
14:52 What surprise HOA Repairs started piling up?
15:08 How did rising water bills uncover four pool leaks?
16:16 Why did the pool turn into an even bigger repair project?
18:43 How did a planned roof coating become a full roof replacement?
20:25 What surprise fire sprinkler requirement hit the HOA next?
22:27 Why did the board consider a $110,000 sprinkler replacement?
24:02 Ad Break - Association Reserves
24:33 How do board members handle the pressure of nonstop major projects?
26:33 What happened when homeowners pushed back on the sprinkler decision?
28:20 How does Sharry communicate uncertainty without creating rumors?30:29 What leadership habits helped the board build homeowner trust?
31:57 How did strong Reserves help the HOA absorb surprise repairs?
33:30 What happens when the HOA still does not have enough money?
35:31 What advice does Sharry have for other HOA Board members?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

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A $250,000 roof project can cost owners much more with an HOA loan. See how borrowing changes the final bill.
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/
📊 Robert's Cost Comparison  👉 http://www.reservestudy.com/wp-content/uploads/2026/09/Ep-177-Infographic.jpg

In Episode 177, Robert & Julie take a closer look at what an HOA loan can really cost homeowners. This time, they put actual numbers behind the decision and compare the financial impact of borrowing with special assessments and funding projects through reserves. Using a $250,000 roof project as an example, Robert and Julie show how interest and loan costs can significantly increase what owners ultimately pay. They also discuss why planning and funding earlier can give boards more options and help prevent an expensive loan from becoming the only solution when a major repair can no longer wait.

Chapters:
00:00 How much does an HOA Loan really cost your owners?
03:27 Why do HOAs end up needing loans or Special Assessments?
05:58 Why isn’t getting an HOA Loan guaranteed?
07:08 How does an HOA actually pay back a loan?
09:20 Why can hybrid funding plans get complicated for homeowners
11:56 Should HOAs offer different Special Assessment payment options?
12:48 When should boards start planning for major repair costs?
14:30 Can your Reserve Study help phase major projects?
16:15 What changes when a bank becomes part of your financial plan?
18:51 Ad Break - Kevin Davis Insurance Services
19:20 What does a $250,000 roof really cost under each funding option?
22:44 Why does Funding Reserves early matter so much?
26:11 How early should boards communicate major assessment increases?
28:46 Can committee members help build homeowner trust?
29:32 Why should HOAs start funding future projects now?
30:36 How can boards make difficult funding decisions easier?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

Podcast Links:
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Don’t wait for a lawsuit to find an HOA attorney. Building that relationship early can save your board from much bigger problems later.
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/

In Episode 176, Robert welcomes back condominium leader and attorney Roger Minch to discuss why every association should build a relationship with an HOA attorney before a serious problem arises. Too often, boards wait until they are facing a lawsuit, a major dispute, or another costly issue before seeking legal guidance. Roger explains why having trusted legal counsel involved early can help HOA boards better understand their fiduciary responsibilities and address problems while they are still manageable.

Chapters:
00:00 Why should HOA Boards think about legal counsel before trouble starts?
04:18 What fiduciary responsibilities fall on HOA Board members?
07:24 Why are experienced HOA Attorneys difficult to find in some markets?
09:43 What should an HOA look for in a younger attorney?
12:13 How can attorney client privilege protect an HOA Board?
16:17 Why does a volunteer HOA Board need a professional team?
20:36 What happens when a board relies too heavily on its manager?
23:09 Ad Break - Association Reserves
23:40 Why is a professional HOA team worth the cost?
24:51 How should an HOA evaluate the professionals it hires?
25:44 How can a board find the right HOA Attorney?
27:51 When should an HOA call its attorney?
31:30 Why should HOA Legal Disputes be addressed while they are still small?
33:52 What can happen when an HOA waits too long to build the right team?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

Podcast Links:
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Are you making one of these common HOA board mistakes? Erik Davis breaks down what boards should do differently.
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/
📋 Get in contact with Erik Davis 👉 [email protected]

In Episode 175, Robert welcomes first-time guest Erik Davis of Kevin Davis Insurance Services to talk about some of the biggest HOA board mistakes he sees and what boards can do differently. Through his work in the community association industry, Erik has gained a unique perspective on the decisions, behaviors, and missteps that can create unnecessary problems for an association. Learn how HOA boards can recognize these issues earlier, make better decisions, and avoid turning small mistakes into much bigger ones.

Chapters:
00:00 Why do HOA Board Mistakes keep repeating?
03:41 How did Erik Davis find his way into HOA insurance?
07:28 What surprised Erik about the community association industry?
10:00 Are some homeowners a poor fit for HOA living?
11:45 What recurring problems show up in HOA insurance claims?
15:53 What are the biggest mistakes HOA Boards keep making?
17:54 Why do homeowners clash with association rules?
22:32 Why does cooperation matter in HOA living?
23:15 Ad Break - Our FiPhO.com
23:46 What can HOA Boards change right now?
26:52 What five habits can make an HOA Board stronger?
30:23 Should HOA Board members receive more training?
34:24 What does the future of HOA leadership look like?
37:16 How can education improve community association living?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

Podcast Links:
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What does it really take to run HOA elections correctly? Go behind the scenes with the professionals who manage them every day.
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/
🔎 Learn More About The Inspectors of Election 👉 https://inspectorsofelection.com/

In Episode 174, Robert welcomes back Kurtis & Andrea Peterson of Inspectors of Election. HOA elections have changed dramatically over the years, with more scrutiny, greater skepticism, and a much higher risk of disputes when the process is not handled correctly. Kurtis and Andrea share what goes on behind the scenes at an electronic election support company and how today’s associations can approach elections with greater  transparency and professionalism!

Chapters:
00:00 Why have HOA Elections become so complicated?
04:16 What actually goes into administering an HOA election?
05:28 Is there an HOA election season?
07:05 Why can combining multiple HOA votes create problems?
10:35 What happens when someone votes online and by paper?
13:07 Who is actually eligible to cast an HOA ballot?
14:08 Why do associations use an independent inspector of election?
16:03 How does independent election administration protect the board?
17:36 Ad Break - Community Financials
18:08 How did COVID change the HOA election process?
20:39 Why is every HOA election different?
22:25 How can online voting simplify a hybrid election?
25:02 How does an inspector keep HOA Elections fair and accurate?
26:57 How quickly can an HOA receive election results?
28:32 Can online voting help an HOA reach quorum?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

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What keeps an HOA thriving for the long haul? Wise counsel may be one of the biggest advantages a board can have.
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/

In Episode 173, Robert is joined by Don Boswell, a longtime community association volunteer and recipient of CAI’s 2026 Byron Hanke Award. Drawing from more than a decade of experience with the Twin Hickory Association in Virginia, Don talks about what it really means to step up and serve a community well. He shares how his board approaches leadership, why outside expertise matters, and what he’s learned about making decisions that serve the community as a whole.


Chapters:

00:00 What can longtime HOA volunteers teach us about leadership?
 03:53 What does a well-run 1,500-home community look like?
 06:31 How did Don Boswell become an HOA Board member?
 07:49 How does a stable board preserve institutional knowledge?
 10:01 What creates a strong long-term board culture?
 15:41 Why should HOA Boards rely on professional expertise?
 17:22 How do volunteers know when to seek wise counsel?
 19:04 Ad Break - FiPhO Health Score
 20:00 What can law enforcement ethics teach HOA leaders?
 24:04 How do you build a community that lasts beyond your term?
 26:26 Why does HOA service extend beyond your own community?
 28:11 What makes board service rewarding instead of exhausting?
 29:00 Why can serving others make HOA leadership meaningful?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

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Your HOA may already know what needs to be done. The real problem is whether anyone is willing to admit it…
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/

Robert and Julie are back in Episode 172, this time to talk about a challenge that can quietly hold HOAs back: denial! Even when the path forward seems clear, boards and homeowners can struggle to accept what needs to be done. Learn how denial can delay critical decisions, allow problems to grow, and ultimately make difficult situations even harder and more costly to resolve.


Chapters:

00:00 Why does authenticity matter on an HOA Board?
00:46 Why can denial stop an HOA from moving forward?
03:36 Where does denial show up in community associations?
05:58 Why is denial such a natural response to hard problems?
08:51 What happens when board members avoid reality?
11:45 Why does authenticity earn homeowner respect?
13:21 What does fiduciary responsibility really require?
16:36 Why is admitting mistakes better than denying them?
18:55 Ad Break - Association Reserves
19:27 How do you turn an HOA around after years of denial?
20:12 What happens when assessments stay artificially low?
21:58 How should boards communicate difficult financial realities?
24:04 Why do “we” and “our” change the conversation?
26:58 How does honesty build trust with homeowners?
27:29 How can board members face problems without burning out?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

Podcast Links:
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Can an HOA recover from years of chaos? One board member shares the leadership lessons that changed everything.
✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/

In Episode 171, Robert is joined by a special guest he met at the recent CAI National Conference: Rose Walker. Rose is a former vice president of a 106-unit condominium association who experienced firsthand the challenges of leading a community through uncertainty and change. From navigating aging infrastructure and difficult HOA board decisions to helping restore stability, she shares her journey from chaos to calm!

Chapters:

00:00 What does it really take to lead an HOA through chaos?
01:07 How did Rose Walker become an HOA Board member?
04:18 What inspired her to step up and serve?
06:05 How did Hurricane Ian change the community?
08:13 Why did the hurricane expose deeper problems?
10:13 What was it like joining a board already in crisis?
12:56 Why isn't every HOA Board truly a team?
16:22 What challenges had to be solved before the community could recover?18:19 Ad Break - Kevin Davis Insurance Services
18:48 How did the board begin turning chaos into calm?
20:31 Why do different leadership styles matter?
22:47 How did teamwork finally change the association?
25:00 What victories showed the board was making progress?
26:45 Why should board members protect their own well-being?
29:02 What advice does Rose have for future HOA leaders?

The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization.

Podcast Links:
Full Episode List
Watch On Youtube

Engage in the conversation!

Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to [email protected]

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Julie Adamen

Kevin Davis, CIRMS

Robert Nordlund, PE

Support Our Sponsors

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