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Elevators in HOAs and COAs — What Residents and Boards Should Know
Elevators in HOAs and COAs — What Residents and Boards Should Know
Written by Heidi Hensell
November 13, 2025
Table of Contents
Elevators in multi-story residential communities—whether in HOAs or COAs—are more than conveniences; they’re essential infrastructure ensuring accessibility, safety, and day-to-day functionality. This article outlines key responsibilities both residents and board members should understand to ensure elevator systems are well-managed, safe, and compliant.
Who Handles Elevator Maintenance?
Elevators are typically deemed common elements under Florida law, meaning that the HOA or COA holds responsibility for their maintenance, repairs, and upgrades—not individual unit owners. This duty includes arranging regular inspections and addressing safety concerns.
Core Responsibilities for Associations
1. Scheduled Maintenance & Inspections
Licensed professionals must perform regular inspections—usually annually—to comply with Florida Statutes, especially under Chapter 399 involving the Division of Hotels & Restaurants Florida Condo & HOA Law Blog+2Florida Condo & HOA Law Blog+2.
2. Budgeting & Reserve Funding
Elevator repairs or replacements are substantial. Complete replacements can range from $150,000 to $250,000 per elevator, depending on building height and complexity. Proactive reserve planning avoids sudden financial burdens and possible special assessments.
3. Compliance with Safety & Accessibility Laws
Elevators must meet ADA standards and building code requirements, including accessibility features like braille buttons, audio floor indicators, and wheelchair access.
4. Emergency Protocols
Associations should display clear emergency procedures, contact information, and provide solutions for residents who rely on elevator services during malfunctions.
5. Transparent Communication
When elevators go offline for upgrades or repairs, promptly inform residents of schedules, expected timelines, delays, and available alternatives.
Why This Matters
Safety and Accessibility: Reliable elevators are critical for residents with limited mobility and ensure freedom of movement within the community.
Financial Stability: Routine maintenance is more cost-effective than emergency repairs—neglect can result in far heavier expenses.
Compliance and Legal Liability: Meeting inspection and accessibility mandates helps avoid costly penalties and legal issues.
Resident Trust: Regular upkeep and clear communication foster confidence in the board’s management capabilities.
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Halloween in the Neighborhood – Community Association Rules to Keep It Fun & Safe
Halloween in the Neighborhood – Community Association Rules to Keep It Fun & Safe
Written by Heidi Hensell
October 26, 2025
Table of Contents
- Introduction
- 1. Set Decoration Guidelines with Clear Limits
- 2. Prioritize Safety First
- 3. Establish and Communicate Trick-or-Treating Hours
- 4. Encourage Pet and Parking Etiquette
- 5. Respect Those Who Opt Out
- 6. Plan Association-Hosted Events Responsibly
- 7. Enforce Timing and Cleanup Expectations
- Final Thoughts
Halloween brings costumes, candy, and community joy—but for Community Association Managers (CAMs) and boards, it’s also a time to reinforce safety and community standards. Navigating festive fun while respecting rules ensures Halloween remains enjoyable and safe for all.
1. Set Decoration Guidelines with Clear Limits
Encourage creativity, but remind residents that most associations prohibit permanent exterior changes. Limit décor to a short window—typically a few days before and after Halloween—and ensure nothing offensive, hazardous, or noise-distracting is displayed. Keep postings age-appropriate and inclusive.
2. Prioritize Safety First
Ensure walkways are uncluttered, well-lit, and free of tripping hazards. Candles and open flames are discouraged—use battery-powered LED lights instead. For higher visibility during trick-or-treating, consider distributing reflective wristbands or glow sticks to children.
3. Establish and Communicate Trick-or-Treating Hours
Define reasonable trick-or-treat hours that align with local norms—commonly between 5:30 p.m. and 8:30 p.m.—to manage traffic, noise, and safety. Spread the word early via newsletters or community portals.
4. Encourage Pet and Parking Etiquette
With increased foot traffic, pets should stay indoors or on a leash. Remind residents to avoid blocking driveways and parking in restricted areas to prevent congestion and safety issues.
5. Respect Those Who Opt Out
Some households may prefer not to participate—let them be honored. A classic porch-light-off signal is a respectful, widely understood cue to skip stops.
6. Plan Association-Hosted Events Responsibly
If hosting community events like trunk-or-treats, plan ahead. Communicate event details clearly, manage RSVPs, designate safe spaces for activities, and allocate necessary staffing to supervise and ensure smooth execution.
7. Enforce Timing and Cleanup Expectations
Set firm rules on when decorations can be displayed and require removal within a few days post-Halloween. This maintains community appearance and discourages clutter.
Final Thoughts
Halloween is a favorite holiday—able to build excitement, connect neighbors, and spark creativity. By setting clear expectations, focusing on safety, and honoring the diverse preferences within your community, CAMs and boards can keep the holiday fun, inclusive, and respectful. A few thoughtful reminders can ensure Halloween is seasonally spirited, safe, and welcoming to all. Happy haunting!
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Understanding Board Members’ Responsibilities in Community Associations
Understanding Board Members’ Responsibilities in Community Associations
Written by Heidi Hensell
October 14, 2025
Table of Contents
- Introduction
- Fiduciary Duties: The Core of Board Service
- Core Responsibilities of Board Members
- How CAMs Support Board Members
- Why Strong Board Leadership Matters
- Final Thoughts
At the heart of every thriving community association is an engaged board of directors. These volunteer leaders are responsible for protecting property values, enforcing community rules, and making decisions that shape the neighborhood’s future. For Community Association Managers (CAMs), board members, and homeowners, understanding these responsibilities is key to building a well-managed, harmonious community.
Fiduciary Duties: The Core of Board Service
Board members serve as fiduciaries—trusted stewards of the association’s resources and governance.
Their duties include:
Duty of Care – Make well-informed decisions with the same diligence a prudent person would use. Review financial statements, consult experts, and understand applicable laws.
Duty of Loyalty – Place the community’s interests above personal gain. Avoid conflicts of interest and maintain confidentiality where required.
Duty of Obedience – Follow the association’s governing documents, bylaws, and relevant laws to ensure all actions are legally compliant.
Core Responsibilities of Board Members
- Financial Oversight
Approve budgets, monitor expenses, ensure adequate reserve funding, and maintain transparent financial records. - Rule Enforcement
Apply the community’s covenants, conditions, and restrictions (CC&Rs) consistently and fairly to maintain standards. - Maintenance & Vendor Oversight
Oversee the upkeep of common areas and amenities. Manage vendor contracts and ensure quality performance. - Communication
Keep homeowners informed about board decisions, meeting dates, and community updates through newsletters, emails, or online portals. - Meetings & Policy Making
Attend and actively participate in board meetings. Vote on community matters and establish policies that align with governing documents. - Conflict Resolution
Address resident disputes professionally, promoting fairness and community harmony.
How CAMs Support Board Members
Community Association Managers are valuable partners to boards. They provide administrative, financial, and operational expertise—preparing budgets, coordinating maintenance, facilitating meetings, and ensuring legal compliance. This allows board members to focus on strategic leadership rather than day-to-day operations.
Why Strong Board Leadership Matters
Effective boards foster trust, maintain financial stability, and create a positive living environment. Clear understanding of responsibilities leads to better decision-making, improved resident satisfaction, and long-term community success.
Final Thoughts
Serving as a board member is both an honor and a responsibility. By fulfilling fiduciary duties, managing resources wisely, and working collaboratively with CAMs, board members can guide their communities toward lasting stability and value. For homeowners considering board service, education and commitment are the foundation for making a meaningful impact.
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