TheBOARDcast

With 30 years in the field, Marcus May shares how his team earned BrightView’s “Best Maintenance Branch” in the nation, why communication + follow-through beat fancy proposals, and how a big company’s resources translate into faster hurricane cleanup and steadier quality for HOAs.

What we cover

• Marcus’ path from college baseball to managing SWFL’s top landscape branch
• Why responsiveness is the real differentiator in HOA landscaping
• RFPs: answering line-by-line and submitting a “what you truly need” scope
• Hurricane readiness: pre-authorized cleanup letters, inland staging yards, and East-Coast branch support
• Large-property focus (Collier → Bonita Beach Rd.; Ave Maria/Immokalee growth)
• Retaining crews: higher wages, E-Verify, and H-2B seasonal staffing
• Development → Maintenance: turning new installs into long-term care

I’m joined by Jeremy Mehrhoff and Frank Wright of Mehrhoff & Wright HOA CPA Firm —a firm that specializes exclusively in condominium associations, HOAs, and co-ops (CIRAs). With offices in Bonita Springs and Destin, they serve associations across Florida, focusing on audits, reviews, compilations, and tax returns—not day-to-day bookkeeping.

What you’ll learn

• Audit vs. Review vs. Compilation (what each includes, who needs which, typical costs)
• Florida’s updated requirements (you can only waive financial reporting every other year now)

Revenue thresholds at a glance

• $500k+: Audit (at least every other year)
• $300k–$500k: Review
• $150k–$300k: Compilation

• Internal controls that prevent fraud (board access/signers on bank accounts, oversight tips)
• Taxes for associations (nonprofit ≠ no tax return)
   
  • What’s taxable: interest/investments, rentals, laundry, amenity fees 
  • Filing choices: short HOA form vs. corporate return (30% vs. 21% flat rates) and why you can choose each year 
  • Why most associations still end up owing $0 with proper deductions
• Self-managed communities: why to consider professional bookkeeping and HOA-specific accounting platforms over generic tools
• CEUs for CAMs: Their firm offers onsite lunch-and-learn courses (financials, audits, tax basics, budgeting).

If you’ve wondered why aluminum rules in Florida—or how to keep your carports, lanais, fences, and railings safe and storm-ready—this episode is a masterclass. I’m joined by Smoot Hull, owner of State Aluminum Solutions (also a licensed GC & roofing contractor), who splits time between Fort Myers and Sarasota serving condos/HOAs and large communities across the Gulf Coast.

We cover:

• Why Florida moved from steel/iron to aluminum (salt air, corrosion, safety)
• Big code upgrades: larger posts/beams, deeper footers, engineered systems
• What’s inside a modern carport build (structural aluminum, rebar, concrete footers)
• Storm lessons from Ian, Helene & Milton and proactive risk mitigation
• Real numbers: multi-phase carport replacements and why they’re expensive now
• Maintenance & restoration that actually works: pull-tests, new fasteners/washers, silicone sealing, seam treatment, gutter cleaning, coatings
• Fences & railings near pools and coastlines (landscaper weed-eater wear is real!)
• How boards can plan: reserve study inputs, annual/biannual inspections, and free assessments

Key takeaways for boards & managers

• Don’t wait—inspect (pull-test fasteners, check seams, look for rusted hardware).
• Prioritize life-safety: secure panels/edges now; phase coatings and cosmetics later.
• Document storm damage, then mitigate (remove loose panels/carports to prevent secondary loss).
• Put aluminum assets (carports, fences, railings, lanais) into your reserve schedule.
• Expect engineering and bigger structural members under today’s code—budgets must reflect it.

Today I’m joined by Michael Manrique, Director of Business Development at Affinity Management Services—an 18-year firm (30k+ units) expanding thoughtfully into Southwest Florida. We dig into why associations succeed (or stall): alignment, communication, and accountability. Affinity’s promise isn’t “biggest”—it’s “grow by design” and build long-term, people-first partnerships that actually deliver.

Highlights for boards & CAMs

• 90-day realignment cadence: set priorities, review outcomes, reset the plan.
• Weekly managers’ report (inspections, violations, maintenance, financials) + tailored communication.
• Transparency tech: Verde Link (project tracking) and AvidXchange (financial visibility).
• Customer care that answers: centralized support with a 94% call pickup and scripted resolutions.
• Face-to-face clarity: town halls and surveys (board every 90 days; residents every 6 months).
• Operating model: ~95% onsite focus; culture of coaching, weekly scorecards, and leadership support.
• Retention mindset: partnerships measured in years, not months; >80% multi-year client retention.

If your community wants fewer fires and more follow-through, Michael’s Align → Execute → Deliver framework shows how boards get back in control—without babysitting their management company.

I talk with Anthony Liano of Sunrise Landscape (est. 1978; 10+ Florida branches from Tampa to Naples) about how boards can get measurable value from their largest line item. We cover a consultative budgeting approach, why retention matters (Sunrise averages 8+ years per client), and how in-house capabilities—irrigation, horticulture/IPM, enhancements, design—keep quality high and costs predictable.

What you’ll learn

• How to build a realistic landscape budget & investment plan (service frequency, scope clarity, phased enhancements).
• Hurricane readiness & recovery: preseason tree management, priority roadway clearing, post-storm triage—plus cross-branch surge crews.
• Enhancements with ROI: AI renderings, salt-tolerant palettes where needed, balancing durability and curb appeal.
• Service quality systems: internal ticketing for issues (e.g., broken heads), hazard buffers near structures, and proactive account management.
• Contract tips for boards: define scope/frequency, include storm response, irrigation standards, enhancement allowances, and communication cadence.

If you’re a Florida HOA/condo board or CAM, this conversation gives you a clear framework to plan, prioritize, and protect your community’s landscape—without constant vendor churn.

Michael York of the Econ Group unpacks how condos and HOAs can take back control of construction, reserves, and long-range planning. Michael explains Econ’s “under one roof” model—advisory + engineering + project management—and why that alignment prevents scope gaps, cost overruns, and endless do-overs. We also dig into real-world lessons from Surfside-era legislation (milestones/SIRS), insurance pressures, and how boards can budget honestly during “season” without blindsiding owners.
What you’ll learn:
• The difference between project management vs. construction monitoring—and why it matters
• How to build a 5–10 year master plan (needs vs. wants, sequencing, value engineering)
• Smarter reserve/SIRS updates and realistic cost assumptions (beyond national averages)
• Tactics for bidding, specs, QA, and keeping vendors accountable
• Florida-specific pitfalls (coatings, waterproofing, roofing, paving, drainage) and how to avoid them
If you’re a board member, CAM, or committee lead, this conversation gives you a practical blueprint to run complex projects with confidence—from A to Z.

Join me for a great conversation with Ruth Ann Powell of Key Security Systems, where we dive into the world of community security, technology, and how associations can better protect themselves. Ruth Ann shares her journey from a career in nutrition to managing HR and marketing in her family’s second-generation security company—covering everything from locksmithing to advanced electronic access, surveillance cameras, license plate readers, and gate systems.

We also talk about:

• The growing role of AI in surveillance and how it saves time reviewing footage.
• Why license plate cameras are essential for accountability in communities.
• How associations should properly prepare gates and systems for hurricanes.
• The importance of maintenance contracts to avoid costly surprises.
• Why boards should never promise “security” but instead focus on surveillance and access control.

If you’re a board member, CAM, or simply interested in how technology is shaping community safety, you’ll find this discussion both informative and eye-opening.

In this episode, I sit down with Richard DeBoest of Goede, DeBoest & Cross, one of Florida’s top attorneys in the world of HOAs and condominium associations. Richard shares his unique journey into law, his early career experiences, and how he found his passion for association law.
We dive into:
• How Richard went from computer tech jobs in Los Angeles to becoming a leading HOA/condo attorney in Florida
• The complexities of today’s HOA and condo laws—and why statutes keep growing year after year
• Key legislative changes in 2025 that board members and managers MUST understand
• The challenges of volunteer boards navigating increasingly complex legal requirements
• Why recording meetings may create more risks than benefits
If you’re a board member, property manager, or resident who wants to better understand the legal landscape shaping Florida communities, this conversation is a must-watch.

Welcome to our kickoff episode! I’m joined by industry powerhouse Kristen Fourie—CAM, educator, and the energy behind interactive CAN luncheons, CEU days, and Tampa’s TMI and “Cammies” awards. We unpack how real-world panels, mentorship, and collaboration help board members and managers turn complex challenges—post-Surfside legislation, budget season, and staffing shortages—into practical action.
What you’ll learn
• Why panel discussions + CEUs deliver real solutions (not just “book answers”).
• How to right-size expectations: pay, staffing, and property complexity.
• Tech & AI: tools to ease workloads—without replacing judgment.
• Building respect across boards, managers, and vendors to get better outcomes.
• Staying current with laws and best practices through local forums.

In this episode, I sit down with Allie Beecher from RealManage, one of the nation’s leading association management companies. We dive into the role of property management in supporting both boards and residents, and explore the differences between self-managed associations, smaller “mom and pop” firms, and larger management companies.
Allie shares valuable insights on:
• Why self-managed boards often take on more than they expected
• The pros and cons of smaller vs. larger management firms
• How technology and transparency are transforming association management
• The benefits of having vendor networks, construction services, and disaster preparedness plans
• Balancing technology with personal, human service for residents
If you’ve ever wondered whether hiring a management company makes sense for your community—or how to choose the right fit—this conversation will give you the clarity you need.