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"Most people don't read the fine print until it's too late." This warning from Take It To The Board host, Donna DiMaggio-Berger sets the stage for a crucial conversation with guest and Becker shareholder James Robert Caves about common contract mistakes threatening community associations across Florida.

Drawing on decades of experience drafting, negotiating, and untangling problematic contracts, Donna and Rob reveal why the distinction between proposals and contracts matters, and how seemingly innocent "boilerplate" language can become a community's worst nightmare. The discussion exposes how vendors strategically include provisions that protect their interests while limiting their liability – often capping damages at the contract amount regardless of the severity of potential future harm.

Among the most dangerous contract provisions are those related to termination rights. Rob strongly advises against agreements that automatically renew and can only be terminated for cause, creating what he calls an "endless loop" where associations remain trapped in unsatisfactory and even dangerous relationships. 

Their conversation tackles particularly problematic contract types – telecommunications agreements with decade-long terms, elevator maintenance contracts with right of first refusal clauses, and the emerging trend of non-competition provisions appearing in landscaping and pool maintenance agreements. Through real-world examples, including a $2,500 maintenance contract that resulted in $100,000 damage, Donna and Rob demonstrate why contract review priorities should be based on risk assessment rather than contract value. 

Providing practical negotiation strategies while identifying must-have provisions you need inserted into your contracts, this episode delivers essential knowledge for board members and managers who want to protect their communities from costly contractual disasters.

Conversation Highlights: 

• How boards can ensure the proper legal entity is signing a contract—and why that’s critical
• The difference between apparent authority and actual authority when directors or managers sign agreements
• Key clauses every vendor or service contract should include
• Termination clause traps and what to watch for
• Common red flags that pop up in community association contracts
• The enforceability of non-compete and non-solicitation clauses in vendor agreements
• What makes a contract “illusory” and how to avoid them
• A practical rule of thumb for deciding which contracts require attorney review—beyond just the dollar amount

Related Links:

• Article: Association Contracts
• Online Class: Condo/Co-op Board Certification Class
• Podcast: Mastering Construction Contracts: Essential Insights with Steve Lesser

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It’s common knowledge that Florida is one of the hottest markets in the U.S. – whether you’re considering a personal lifestyle upgrade or a new environment for your business. But that influx of people and industry, coupled with the state’s numerous sunny days, is a recipe for an extreme heat event and can spell disaster for an unprepared infrastructure.

Host Donna DiMaggio Berger and featured guest Jane Gilbert – the world’s first Chief Heat Officer – explore the dangers posed by extreme heat in highly urbanized areas and discuss how municipalities around the world are collaborating on solutions to protect both present-day and future communities.  

Highlights include: 

• How Jane’s recent experience as a Chief Resiliency Officer prepared her to serve as the first-ever Chief Heat Officer and what this new role means for communities in Florida and beyond;
• Defining the ‘urban heat island’ and how the green street vision for Miami-Dade helps reduce this;
• Why awareness of the risk associated with extreme heat needs to be increased and whether naming heat waves would emphasize the importance of safety during rising temperatures;
• How community association boards can adjust governing documents to encourage energy efficient practices – green spaces, reflective roof surfaces, upgraded A/C units, indoor/outdoor lighting choices, building weatherization, etc.;
• Strategies when considering how to address the disproportionate impact of heat waves on already vulnerable communities, including seniors on fixed incomes, socio-economically disadvantaged, etc.;
• Expansion of existing directives to ensure evacuation shelters have adequate backup power for cooling in the event of a widespread outage;
• The connection between extreme heat and rising sea levels, and how Florida has integrated its climate action strategies to address both;
• How community associations, local businesses, and incoming corporations can collaborate with Jane’s office to identify ways to protect outdoor workers in the construction, tourism, trade & logistics, public safety industries; and so much more. 

BONUS: Donna and Jane share a little about what to expect from the county’s three-year action plan, scheduled for release in May 2022 and recommend viewing the Miami-Dade County’s Extreme Heat Toolkit for ways you can stay safe in South Florida. 

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In an emergency, timing is everything. What if a resident collapses on the pickleball court, suspicious activity is spotted near your property, or a crisis unfolds when you least expect it? The traditional safety net of gates, guards, and cameras falls short without one critical element: immediate, reliable communication.

In this week’s episode of Take It To The Board, host Donna DiMaggio Berger talks with Geno Roefaro, the CEO of SaferWatch, a cutting-edge safety app transforming how residential communities respond to emergencies. Developed in the aftermath of national tragedies like the Pulse nightclub and Parkland School shootings, this innovative platform functions as a digital panic button connecting users directly to local law enforcement while simultaneously alerting the entire community as a disaster unfolds. Unlike group texts or emails that might go unnoticed, SaferWatch delivers unmistakable alerts demanding immediate attention.

Donna and Geno discuss the practical, legal and even emotional implications of using technology to enhance safety where it counts most-in our homes. Customizable for each community's needs, SaferWatch addresses everything from severe weather or medical emergencies to suspicious activities, providing not just immediate response capabilities but also valuable data management tools for tracking incidents and improving security measures over time. 

If you're a board member, manager or resident concerned about community security, you won't want to miss this conversation

Conversation Highlights:

• Key differences between SaferWatch and consumer security apps like Ring and Nest
• Integrating SaferWatch with existing security infrastructure like cameras, gate systems, and smart building technologies
• What successful SaferWatch implementation looks like in a large residential building (e.g., 300 units)
• Addressing privacy and data protection concerns associated with the platform
• Personal inspiration behind SaferWatch, including the impact of the Parkland shooting
• How the app has evolved from use in large public venues to serving residential communities like condos and HOAs
• SaferWatch’s role beyond safety threats, including medical emergencies like cardiac events and drownings
• Strategies for balancing frequent alerts with preventing notification fatigue among residents
• Advice for associations exploring this type of technology, especially when dealing with skepticism or budget limitations

 BONUS: Donna describes alligator sightings in her HOA community  

Related Links: 

• Resource: SaferWatch Website
• Podcast: Eyes Everywhere – Understanding Community Surveillance Options with Louis DiGioia of IC Real Time

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Have you ever wondered if you recognize that stunning condo or picturesque community you see in a movie or TV? Take It To The Board host Donna DiMaggio Berger and Christina Labuzetta, owner of Location Resources and member of the Location Managers Guild International, pull back the curtain on the fascinating world of location scouting for private residences and communities.  

For association boards and homeowners contemplating this unique revenue opportunity, Donna and Christina walk through the entire process: from initial scouting photos to contracts, logistics, and the potential earnings. They address common concerns about property protection, revealing how professional crews use protective materials and detailed documentation to ensure everything returns to its original state—their goal being to make it look "like we were never there."

From CSI Miami to Vogue Magazine and sourcing locations for Martin Scorsese's "The Irishman," Christina shares insider knowledge about what makes properties stand out to production companies. The perfect filming location isn't always about luxury or grandeur—sometimes it's the mid-century modern charm of a modest apartment complex like the one featured in "Dexter" that captures a filmmaker's imagination.

Beyond the financial incentives, there's the undeniable prestige that comes with seeing your property featured in popular media. As Christina notes, it becomes "the cocktail party factor"—something residents can point to with pride and interest for years to come.

Whether you're a board member or manager looking for alternative revenue sources for your community, a property owner curious about monetizing your space, or you are simply fascinated by film production, this episode offers valuable insights into what happens when Hollywood comes knocking.  

Conversation Highlights Include:

• Types of productions that typically use private residences and buildings-you'd be surprised how many are out there
• What features or amenities make a property stand out to location scouts? It's not just luxury communities that are of interest to a film crew
• A step-by-step look at how a building can begin the process of becoming a potential filming location
• How much control homeowners have in accepting or denying film offers
• Unique challenges of getting filming approved inside community associations, especially where commercial use is restricted
• Navigating the approval process with boards, managers, and residents—addressing concerns about privacy, security, and disruption
• Beyond revenue: additional benefits of filming on-site, including brand enhancement
• Common risks and potential drawbacks boards should consider before agreeing to host a production
• Christina’s top advice for associations or homeowners approached for a shoot for the first time.

Bonus Fact: Christina sourced the location where Dexter lived-a cool mid-century modern apartment building in Miami

Locations Sourced by Christina:

• Bad Boys: Ride or Die” promo aired during the NBA final
• Rob Riggle, Pitbull throw epic Super Bowl party | FOX NFL
• 2023 Jeep Grand Wagoneer TV Spot, 'Drove All Night' Featuring Derek Jeter, Hannah Jeter T2 
• Listing your Property: Location Resources Website
• Dexter Apartment: Screen Icons: The Members Only Residence ‘Where a Serial Killer Live

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The ongoing activities throughout the U.S. by Immigration and Customs Enforcement (ICE) has been dominating the news cycle recently and concerns and questions are growing about what to do if you or someone you love has an interaction with ICE at your place of employment, school or inside your community.  Association boards face unique challenges in today's immigration environment. Should boards and their management professionals screen residents for immigration status? What about the employees of association vendors or the residents' employees? 

In this week’s Take It To The Board podcast, host Donna DiMaggio Berger sits down with immigration law expert Ira Kurzban (he literally wrote THE BOOK on Immigration Law) for a behind-the-scenes look at his Supreme Court arguments, current ICE enforcement tactics, and a comprehensive discussion on what could happen if federal agents arrive at private residential communities.

A personal story sets the stage as Ira shares how his father arrived alone from Romania at age 12. This profound connection to immigration fueled Ira’s decades-long legal advocacy, including arguing McNary v. Haitian Refugee Center before the Supreme Court – a landmark case that preserved judicial review of constitutional challenges to the immigration system.

The conversation shifts to practical concerns for community associations as immigration enforcement intensifies. Donna and Ira deliver clear guidance on Fourth Amendment protections, explaining the critical distinction between administrative and judicial warrants when ICE agents appear at association properties. They emphasize that private communities retain significant rights to verify warrants and protect resident privacy.

Whether you serve on a board, manage a community, or simply care about constitutional rights, this conversation provides essential insights for navigating the complex intersection of immigration enforcement and private property rights. Listen now to understand what's at stake when federal authorities knock on your community's door.

Conversation Highlights: 

• Why social media has significantly influenced both immigration policy and public perception of immigrants
• What key immigration reform Ira recommends for today’s policymakers and why it matters
• How certain countries are successfully balancing border protection with legal immigration and population growth
• Why board members and property managers should understand their legal rights and obligations when immigration authorities approach private residential communities
• What immediate, informed actions boards need to take if ICE arrives at a property to avoid facing legal consequences 
• How Ira prepared for and argued the landmark McNary v. Haitian Refugee Center case before the U.S. Supreme Court, and its impact on immigration law
• How immigration law is expected to evolve over the next 5 to 10 years and what factors will drive that change

Related Links:

• Article: Miami Herald Op Ed: In South Florida, when ICE comes knocking, how should your HOA react?
• Book: Kurzbans Immigration Law Sourcebook, 15th Edition
• Article: Becker Service Announcement: Florida’s New Immigration Law
• Biography: Ira Kurzban

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The 2025 Atlantic hurricane season is already underway—and it's expected to be an active one, with forecasts calling for 17 to 25 named storms, up to 13 hurricanes, and as many as 7 major hurricanes. For Florida’s community associations, that means flood preparedness is no longer optional—it’s urgent.

In this episode of Take It to the Board, host Donna DiMaggio Berger welcomes Maurice Huffman, inventor of StormBag—a revolutionary, sandless sandbag that’s changing the way neighborhoods and HOAs prepare for storms. Fresh off his appearance on Shark Tank Season 15, where he secured a $200,000 deal from Mark Cuban and Lori Greiner, Maurice shares the story behind StormBag, how it works, and why it’s gaining traction across Florida and beyond.

Unlike traditional sandbags, StormBags start out as lightweight, compact one-pound pouches that expand to 32-pound barriers when soaked in water—thanks to a polymer that absorbs 300 times its weight. They’re clean, reusable, easy to store, and simple enough for a single person to deploy in minutes—making them ideal for both single-family homes and high-rise buildings.

Maurice also opens up about the personal tragedy that led him to create StormBag after losing everything in the Paradise, California wildfires and experiencing flood damage shortly after. His Shark Tank journey provides a rare behind-the-scenes look at pitching to the Sharks and what happens after the cameras stop rolling.

As climate risks grow and storms become more intense, this episode offers community leaders and homeowners practical insights on better protecting your property with less effort, expense, and environmental impact.

Conversation Highlights:

• How the StormBag technology works
• A breakdown of StormBag’s cost and how it compares to traditional sandbags, including those distributed for free by some municipalities
• Guidance on how many StormBags are typically needed to protect the entrance of a multifamily building
• Estimates on the number of StormBags required to safeguard a 3,500-square-foot home from flooding
• Information on the storage space required to stockpile StormBags in advance of a storm
• The origin story behind StormBag and how the idea came to life
• Insights into Maurice’s experience pitching on Shark Tank and securing a deal with Mark Cuban and Lori Greiner
• The impact of endorsements from FEMA and the Department of Homeland Security, and examples of how HOAs and local governments are adopting StormBag for flood control
• What community leaders and homeowners should keep in mind when it comes to flood preparedness and mitigation

Related Links:

• Resource: Becker Hurricane Preparedness and Recovery
• Online Class: Disaster Preparedness and Recovery
• Article: Shark Tank Episode

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Life in community associations can feel like a pressure cooker—board members navigating tough calls, homeowners facing surprise assessments, and industry professionals managing nonstop demands. The common thread? Stress. In this week’s Take It To The Board podcast, host Donna DiMaggio Berger welcomes Dr. Tai Johnson, a specialist in acupuncture and traditional Chinese medicine, for a fascinating conversation on how holistic practices—and understanding your body’s meridians—can help ease the pressure for everyone.

Donna and Dr. Johnson expertly break down the concept of "chi" – the vital energy that flows through our bodies – and explain how blockages created by stressors can be relieved through strategic needle placement. Dr. Johnson reveals how acupuncture shifts us from the sympathetic "fight-or-flight" state (where most of us constantly operate) to the parasympathetic "rest-and-digest" mode where healing can occur. This transition proves particularly valuable for those navigating the complex interpersonal dynamics of community governance.

Beyond the needles, the conversation offers practical self-care techniques anyone can implement immediately. Learn about tongue diagnosis (what Dr. Johnson calls a "Chinese MRI"), the significance of ear massage, and how different body pains might reflect specific emotional patterns – lower back pain often signaling feelings of being unsupported-perfect for understanding board-related stress. Dr. Johnson also shares insights from her nonprofit work providing community acupuncture for veterans with PTSD, demonstrating the accessibility of this healing modality.

While the tensions of community association living aren't disappearing anytime soon, this episode provides valuable tools to approach them with greater balance and resilience. Whether you're curious about Eastern medicine or desperately seeking stress relief, you'll walk away with practical techniques to incorporate into your busy life. Ready to rethink your approach to wellness? Your meridians might thank you. 

Conversation Highlights:

• Common misconceptions about acupuncture
• The effect of acupuncture on the nervous system
• Specific acupuncture points effective for reducing stress and anxiety
• Benefits of acupuncture for sleep quality and mental clarity in leadership roles
• Alternative traditional Chinese medicine techniques for stress relief (e.g., cupping, herbal remedies, acupressure)
• The role of meditation and breathwork in complementing acupuncture for stress management
• Quick and actionable stress-relief techniques for those without time for regular sessions
• Simple self-applied acupressure points for use during stressful moments like HOA meetings or negotiations
• Tips on choosing the right acupuncture practitioner for stress relief 

Related Links:

• Podcast: Radical Self-Care Can Change the World with Shelly Tygielski, Founder of Pandemic Love
• Podcast: The Mental Health Challenge with Chris Ayoub, President, RealManage

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In this special 100th episode of Take It To The Board, we’re excited to welcome back our very first guest, James Donnelly. When host Donna DiMaggio Berger first sat down with James in 2021, he was leading Castle Group, one of Florida’s largest community association management firms. Now, they reunite to reflect on the extraordinary journey James has taken since selling the company. Together, they explore the motivations behind his decision, the carefully crafted four-year succession plan that ensured Castle’s continued success, and the passion projects that are now shaping his next chapter.

Throughout the episode, James and Donna dive deep into the realities of the acquisition process, offering insights that business owners and industry leaders alike will find invaluable. They discuss the advantages of planning a sale from a position of strength and the importance of developing a leadership team that can thrive independently. Their conversation also examines how the association management industry has evolved—especially in response to the challenges posed by COVID-19 and the Surfside tragedy.

Despite growing consolidation in the industry, James and Donna share an optimistic outlook on opportunities for entrepreneurs. They note that no single company has captured more than a small share of the market, leaving ample room for innovation and growth. They also discuss James’s investment in the future of the field through the James Donnelly Property Management program at Nova Southeastern University, a “farm system” designed to cultivate new talent.

The episode concludes with a meaningful discussion about the personal values that guide James’s life—stretch, smile, live, and give—a daily mantra that he uses to balance his ongoing industry involvement, philanthropy, and upcoming book on life principles. With warmth, insight, and mutual admiration, James and Donna deliver a compelling conversation that celebrates past accomplishments while looking forward to the future, making this milestone episode both thought-provoking and deeply inspiring.

Conversation Highlights:

• The increasing complexity of the community association industry in the wake of COVID-19, the Surfside tragedy, and new legislation
• Key challenges and growth opportunities facing the industry today
• The most unexpected part of Castle Group’s sale process
• James’s practical advice for business owners thinking about selling
• Insights for leaders weighing whether to remain active or begin stepping back
• The passion projects and new ventures James is currently pursuing 

Related Links:

• Podcast: Royal Service with James Donnelly, Founder & CEO, Castle Group

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Have you ever stopped to think about what’s really coming out of your faucets? This week on Take It To The Board, host Donna DiMaggio Berger sits down with Ed Padula of Quality Water Consultants to uncover the hidden truths about the water we drink, cook with, and bathe in every day. You might be surprised by what’s flowing through your community's pipes and what is contributing to the inevitable water leaks in multifamily buildings.

Donna and Ed’s conversation reveals how municipal water treatment has changed dramatically over the years, with many cities switching from chlorine to chloramines—a combination that addresses one health concern but creates new problems with corrosion, water color, and infrastructure damage. As they explain, what municipalities consider "safe" water often still contains chemicals that affect both human health and building systems.

The distinction between water softening and purification emerges as a critical misunderstanding for many associations. While softening removes calcium and magnesium to prevent spotting and extend appliance life, it doesn't address chemical contaminants or color issues. 

Perhaps most alarming is how water quality accelerates the deterioration of aging pipes in multifamily buildings. The corrosiveness of chloramines causes pipes to deteriorate faster, leading to more frequent leaks and eventually requiring expensive re-piping projects. Simultaneously, deteriorating pipes leach contaminants back into water, creating a vicious cycle.

Ready to take a deep dive into what's flowing through your community's pipes? Listen now and, hopefully,  start a much needed conversation for your board.

Conversation Highlights Include:

• Why community associations should prioritize water quality—even if no issues have been reported
• Water purification considerations for multifamily buildings
• Common—and often overlooked—water quality issues in condos, HOAs, and co-ops
• The impact of aging pipes, boilers, and water systems on water quality in older buildings
• How water quality affects the lifespan of plumbing and piping systems
• The link between water quality and leaks
• Understanding the difference between filtration systems and softener systems
• Routine testing and inspections community associations should conduct
• The connection between poor water quality and health risks
• Early warning signs of deteriorating water quality
• What a community’s emergency plan should include in the event of water contamination

Related Links:

• Online Class: Anatomy of a Water Leak

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Documenting the condition of your association property has become crucial to comply with new legal requirements as well as to maximize your insurance claims post casualty.  Transparency, accessibility, and digital organization also play the critical role of helping to protect resident safety.

Digital documentation pioneer Trish Mackie-Smith joins host Donna DiMaggio-Berger for this episode of Take It To The Board to discuss how technological solutions are revolutionizing the way associations store and access their most important maintenance and repair records. After witnessing buyers making uninformed decisions due to lack of transparency, Trish co-founded Inndox to create a comprehensive digital repository that tracks building maintenance, warranties, and safety inspections throughout a building's lifecycle.

Donna and Trish explore why independent document storage creates essential continuity for associations and assists management companies when they onboard new clients. This independent storage portal helps associations maintain compliance with increasingly strict legislative requirements while ensuring critical information isn't lost during transitions.

Beyond simple document storage, Donna and Trish explore how modern systems can alert boards to upcoming inspection deadlines, insurance renewals, and warranty expirations—transforming static paperwork into dynamic tools for proactive management. Perhaps most fascinating is the emergence of structural monitoring technologies that use accelerometers to detect building movement, potentially preventing tragedies like Champlain Towers by identifying structural issues before they become catastrophic.

Whether you're a board member struggling with disorganized records, an association manager seeking better technology, or an owner concerned about building safety, this episode offers practical guidance for bringing your association's documentation into the digital age. The message is clear: well-maintained digital records aren't just good governance—they're essential to protecting lives and property values.

Conversation Highlights Include:

• The many benefits of converting paper records to digital formats 

• How digital document repositories can help prove maintenance history to local Code Enforcement and support insurance claims post casualty

• The importance of maintaining organized records to comply with increasingly strict legislative requirements

• New technologies including structural monitoring systems that can detect building movement before failures occur

• Practical implementation strategies including forming "scanning committees" to digitize historical documents

• How proper documentation can strengthen a building's value and potentially reduce insurance premiums

• Key documents that every condo or HOA should maintain digitally

• How to address concerns from board members or managers who may not be tech-savvy

Related Links:

• Article: New Requirements for Condominium Association on Inspections of Official Records
• Online Class: Record Keeping for Associations