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Is 70% funded really the gold standard for HOA reserves? In this episode of The Uncommon Area, Matthew Holbrook sits down with Andrew Stoutenburg of Reserve Advisors to take a closer look at what percent funded actually measures, where it falls short, and why many well-run communities never climb above 30% funded. As Andrew puts it, the goal is having the right money at the right time. Matthew and Andrew cover why even brand-new communities need a reserve study, how percent funded is calculated, and what it really means to be adequately funded. Andrew also breaks down the Fannie Mae and Freddie Mac move from 10% to 15% of condo assessments going to reserves, the difference between Level 1, Level 2 and Level 3 reserve studies, and how boards should handle repairs, upgrades and aging systems like plumbing. In this episode: - Why reserves matter from day one - How percent funded works and where it can mislead - Reserve rules in Texas and California - New Fannie Mae and Freddie Mac condo requirements - The three levels of reserve studies - Repairs vs. replacements vs. upgrades - The five or six assets that drive your reserve funding Chapters 00:00 Welcome to The Uncommon Area 00:24 Why every association needs a reserve study 01:11 New communities and owners who plan to move 04:16 What percent funded means 08:30 Where percent funded falls short 09:56 What "safe" and adequately funded really mean 12:29 Baseline threshold and full funding plans 18:07 Reserve rules in Texas and California 18:55 New Fannie Mae and Freddie Mac condo requirements 22:49 When lenders expect a reserve study 25:29 Level 1 reserve studies 27:01 Level 2 updates with a site visit 29:05 Assets that were never reserved for 31:19 Why maintenance records matter 33:32 Major repairs vs operating expenses 39:01 Upgrades vs capital improvements 43:31 The 30 to 40 year funding horizon 45:21 Focus on your five or six biggest assets 48:10 Level 3 updates without a site visit 50:17 Portfolio managers and reserve study data 53:46 Closing thoughts More on Andrew at Reserve Advisors: https://www.reserveadvisors.com/who-we-are/our-team/andrew-stoutenburg-pe-rs/ Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn.

What does the Corporate Transparency Act mean for HOA and condominium association boards? In Episode 100 of The Uncommon Area, Matthew Holbrook sits down with Phoebe Neseth, Vice President of Government Relations for Community Associations Institute, to discuss the Corporate Transparency Act and the important updates surrounding its application to community associations. The conversation explores why the CTA raised concerns for volunteer HOA board members, including personal information requirements, ongoing administrative responsibilities, potential penalties, and the possibility that federal compliance requirements could make it even harder to encourage homeowners to serve on their boards. Phoebe also explains CAI's advocacy efforts, including work with Congress, the U.S. Treasury Department, and federal litigation. She shares the current regulatory status discussed in this episode, pending legislation, and why community association leaders should continue paying attention to this issue. Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn. 01:03 Introducing Phoebe Neseth and the Corporate Transparency Act 01:52 What is the Corporate Transparency Act? 02:20 What beneficial ownership reporting requires 03:17 What is FinCEN? 04:08 Why the Corporate Transparency Act affects HOAs 04:48 Why homeowners associations were included 05:29 Why CAI opposed applying the CTA to community associations 06:28 How HOA boards differ from corporate boards 07:28 Privacy concerns and administrative requirements 08:20 Why the CTA could make volunteer recruitment harder 09:47 CAI's three-pronged approach 10:13 Working with Congress on an exemption 11:02 Meeting with the U.S. Treasury Department 11:30 Filing a federal lawsuit 12:47 The Treasury Department pauses CTA filing requirements 13:35 The major update for HOAs and U.S. corporations 14:28 Is the Corporate Transparency Act still law? 15:11 H.R. 425 and Senate Bill 100 16:00 Why CAI supports repeal legislation 17:21 Why this update matters for HOA board members 18:33 What community associations should watch next 20:14 Final thoughts and advocacy update

Most HOA boards read the budget every month. Almost none read the balance sheet, and that is where financial trouble actually shows up first. Host Matthew Holbrook talks with Stacie Donnelly, CFO of Condominium Financial Management, and Bob Spillar, a longtime HOA board member and California Legislative Action Committee member, about what to check on a balance sheet before approving next year's budget, including unfunded reserves, prepaid insurance, cash basis versus accrual basis budgeting, budget surpluses, reserve funding, California's budget mailing deadline, and how to read an accounts receivable aging report. Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn. 00:00 Cold open and welcome 00:25 Framing the topic: budgeting and financial planning 00:38 The number one red flag: the balance sheet 01:46 Balance sheet 101: what board members should actually look at 03:15 Educating newer board members on financial reporting 05:05 Case study: how a prepaid insurance policy should behave 07:21 Accounts receivable and how to read an aging report 13:10 Cash basis vs. accrual basis budgeting 14:10 Why accrual still matters at year end audit 14:59 Should a surplus reduce next year's assessments 19:58 Common mistakes in reserve funding 22:17 The deferred maintenance analogy 23:21 A real world reserve percentage example 24:28 The five assets that drive most reserve funding 26:10 The most frustrating part of the annual budget process 27:20 Key data points that move next year's budget 28:35 Why timeliness makes or breaks a budget cycle 29:34 California's budget mailing deadline explained 31:11 The cost of missing the deadline: the 20 percent cap 32:53 Advice for an incoming board member 34:22 Where boards make their biggest financial mistakes 35:16 Wrap up and final thoughts

Is your HOA's roofing ready for El Niño? Before the rain arrives, HOA boards and community managers have a window of opportunity to find problems, complete maintenance and prepare their communities for a potentially very wet winter. In this episode of The Uncommon Area, Matthew Holbrook talks with Charles Antis of Antis Roofing & Waterproofing about El Niño, roof leaks, maintenance, inspections, reserves and the decisions boards should be making before the storms arrive. Charles shares the story that shaped his career in roofing, including the first leak he thought he'd successfully solved and the lesson that changed how he approached every roof afterward. He also explains: • Why clogged drainage can cause some of the most expensive leaks • The three areas where most roof leaks occur • How often HOA roofs should be cleaned • Why maintenance can extend the life of a roof • When a targeted repair could make more sense than replacement • Why boards should track their community's leak history • How roofing should factor into reserve studies • When a third-party roofing consultant can be valuable • What boards should understand about total systems warranties • Why now may be the time to prepare for the next rainy season For HOA boards and managers, the message is simple: don't wait for the first leak to tell you there's a problem. Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn. 00:00 Why HOA Roof Maintenance Matters 02:42 Charles Antis: How He Got Into Roofing 04:34 The Roof Leak That Changed Charles Antis' Career 05:53 How Antis Roofing Started Solving Difficult Roof Leaks 09:00 Why Roofing Is About Keeping Families Safe and Dry 15:29 El Niño and California: Why HOAs Should Pay Attention 17:59 How Roofers Predict Weather and Prepare for Rain 19:34 How to Find a Difficult Roof Leak: The Drop of Water Method 22:14 Is California Heading Into a Wet Winter? 23:31 HOA Roof Maintenance: What Boards Should Do Before the Rain 25:09 The #1 Cause of Major HOA Roof Leaks 27:13 The 90/10 Rule: Where Most Roof Leaks Actually Happen 29:34 When Should an HOA Clean Its Roof? 31:44 Why Your HOA Roof Needs Maintenance Like a Car 33:49 Roof Repair vs. Roof Replacement: How to Extend Roof Life 36:55 HOA Roofing Records: Why Leak History Matters 40:31 Should Your HOA Hire a Third-Party Roofing Consultant? 42:40 Roofing Warranties: What HOA Boards Need to Know 45:02 HOA Reserve Studies: Why Roofing Costs Matter 48:21 Rising Roofing Costs: What HOAs Should Prepare For 50:24 How Two Leaves Caused a Major Condo Roof Leak 52:34 HOA Storm Preparation: Why the Time to Act Is Now

In this episode of The Uncommon Area, host Matthew Holbrook sits down with attorney John MacDowell of Fiore Racobs & Powers to unpack how HOA board meetings actually work under California law. They cover the difference between executive session and general session, the four categories that belong in executive session (legal matters, personnel, contract formation, and member discipline), and why the intent of the statute matters more than what a board can technically get away with. The conversation moves into notice requirements, agenda specificity, and disclosure obligations after an executive session concludes. In the second half, John and Matthew get practical, covering how to run an orderly meeting, how to manage open forum without letting it take over the agenda, Zoom meeting settings, and how boards can plan ahead for meetings that go sideways. Key Takeaways: - Executive session is for legal matters, personnel, contract formation, and member discipline, not for anything a board finds uncomfortable - Assessment delinquency issues must be discussed in executive session; other member discipline issues should be - Attorney client privilege protects communications about what to tell your attorney, even without the attorney present, but not every conversation held in executive session - Contract formation exists to protect vendor bidding information, not to shield decisions that affect the homeowner experience - Regular board meetings require four days notice; executive session requires two days notice, and both require a posted agenda - Open forum must have a mandatory time limit, and boards should set that expectation early and enforce it consistently - The board president, not the manager, is generally the best person to keep meetings on track Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn. 01:45 Welcoming attorney John MacDowell 03:29 The two types of board meetings 04:07 The risk of moving hard conversations into executive session 07:28 Civility clauses and codes of conduct for boards 09:44 The four categories that belong in executive session 10:55 Member discipline: delinquency versus rule violations 12:33 When a homeowner can demand a public hearing 13:28 Legal matters and attorney client privilege 19:20 Personnel matters and management company staff 20:34 Contract formation and protecting vendor bids 22:46 Case study: buying new fitness equipment 26:31 Why budget discussions belong in general session 30:20 Notice requirements for board meetings 35:50 Notice and agenda rules for executive session 39:56 Running an orderly meeting: the board president's role 43:26 Open forum: time limits and best practices 50:45 Zoom meeting settings and homeowner visibility 52:59 The most memorable (and dangerous) board meetings

Are homeowners associations businesses, governments, or something entirely different? In Episode 96 of The Uncommon Area, Matthew Holbrook sits down with attorney David Graf, partner at Moeller Graf, to explore one of the most important questions in community association management. Together, they discuss why the most successful HOAs require more than sound finances and legal compliance. From stewardship and fiduciary duty to communication, compassion, and community reputation, this conversation challenges conventional thinking about what it means to lead an association well. You'll hear practical examples of how boards can reduce conflict, build trust, and make decisions that strengthen their communities for the long term. Whether you're an HOA board member, community manager, homeowner, or industry professional, this episode offers a fresh perspective on creating communities where people truly love where they live. In this episode: Are HOAs businesses, governments, or something else?Why stewardship creates stronger communitiesHow communication can reduce conflictBalancing fiduciary duty with compassionWhy reputation matters more than many boards realizeSubscribe to The Uncommon Area for conversations that help reimagine HOAs and equip leaders to build stronger communities. Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn.

How do homeowners associations make sure their voices are heard when new legislation is proposed? In this episode of The Uncommon Area, host Matthew Holbrook is joined by Mike Perlof, Director of Client Services at Fenton Grant Law Group and President of the Community Associations Institute (CAI) Orange County Chapter, along with Cory Neubauer, Co-Founder and Chief Executive Officer of Nextier Insurance Services and an active volunteer leader with CAI-CLAC, the California Legislative Action Committee. Together, they discuss how CAI-CLAC advocates for California community associations, educates legislators, and helps shape legislation that affects millions of homeowners. They also explain the Buck A Door program, which encourages HOAs to contribute $1 per door, per year or more to help fund legislative advocacy that benefits community associations throughout California. Whether you're a board member, community manager, or industry professional, this episode offers valuable insight into how advocacy works, why it matters, and how you can help strengthen the future of California HOAs. Resources HOA boards, community managers, and industry partners are encouraged to support CAI-CLAC's Buck A Door program by contributing $1 per door, per year or more to help fund legislative advocacy for California community associations. Donate / Learn More https://caiclac.com/donate/ Watch the CAI-CLAC Explainer Video https://www.youtube.com/watch?v=TbpAVkszcEA The Buck A Door program is a simple way for California HOAs to support legislative advocacy that directly impacts community associations across the state. CAI-CLAC monitors proposed legislation, educates lawmakers, organizes grassroots outreach, and advocates on issues affecting HOA governance, insurance, assessments, board operations, property rights, and community living. Even a small annual contribution can make a meaningful difference when communities across California participate. For example, a 100-unit association contributing $1 per door would provide $100 annually toward advocacy efforts that help protect and strengthen the HOA industry. CAI-CLAC is not a political action committee and does not contribute to political campaigns. Donations support legislative advocacy, education, communication, lobbying efforts, and grassroots outreach on behalf of California community associations. Mike Perlof: https://www.fentongrant.com/personnel/mike-perlof/ Cory Neubauer: https://nextierins.com/about-us/ Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn.

Update (June 24, 2026): The Assembly committee hearing on SB 1007, scheduled for June 24, was canceled at the author's request. The bill has not been defeated or signed into law and remains active in the legislative process. The concerns discussed in this episode remain relevant, and there is still time for homeowners, board members, and community associations to make their voices heard. We'll continue to share updates as the bill moves forward. California’s HOA industry is facing several significant legislative proposals that could reshape how associations plan for reserves, fund operations, and address future maintenance obligations. Attorney Robert DeNichilo joins Matthew Holbrook to explain the role of the California Legislative Action Committee (CLAC), discuss the rationale behind AB 2050’s reserve funding requirements, and examine concerns surrounding SB 1007’s proposed assessment caps. Topics include: • What CLAC does and how it influences legislation • The reasoning behind AB 2050 and mandatory reserve funding • Deferred maintenance and the lessons learned from aging communities • Why reserve studies matter • How assessment caps could affect HOA finances • The relationship between reserve funding and special assessments • Fannie Mae and Freddie Mac reserve funding considerations • Ways HOA board members and managers can participate in advocacy efforts • Additional legislation involving HVAC systems, heat pumps, and election by acclamation Take action and learn more: https://www.votervoice.net/CAI/Campaigns/138083/Respond Guest: Robert DeNichilo https://www.dlawapc.com/ Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn. TIMESTAMPS 01:19 Meet Robert DeNichilo & CLAC 04:56 AB 2050: Mandatory Reserve Funding 06:08 Champlain Towers & Deferred Maintenance 08:19 Massive HOA Special Assessments 09:32 The Reserve Funding Formula 11:23 Reserve Study Best Practices 13:37 Will AB 2050 Pass? 15:24 How HOA Leaders Can Influence Legislation 18:57 SB 1007 Explained 20:45 Assessment Caps & CPI 22:13 Why Assessment Caps Create Problems 23:53 Realtors, Lenders & Fannie Mae 26:34 What HOA Boards Should Do Now 28:05 The Conflict Between AB 2050 & SB 1007 30:00 Why HOA Leaders Need to Speak Up 31:05 Predictions for SB 1007 33:07 Other Pending HOA Bills 34:23 Election by Acclamation Changes 34:59 When Will We Know the Outcome? 35:52 Final Thoughts

Volunteer HOA board members don't get paid...but they can absolutely get sued. In this episode, HOA attorney Lisa Tashjian of Beaumont Tashjian joins host Matthew Holbrook to break down one of the most overlooked risks in community association governance: board member negligence. Lisa explains the difference between negligence and gross negligence, why boards that haven't raised assessments in years should be concerned rather than proud, and how deferred maintenance creates real legal exposure. She also covers the business judgment rule, what happens when boards go opinion shopping for favorable expert reports, and why ignoring a complaint is never a neutral act. Plus: the social media habit that quietly creates liability for the whole board, the difference between meeting minutes and board resolutions, and why a "book of resolutions" might be the most underused protection tool in HOA governance. If you serve on a board, manage communities, or advise associations, this one is worth your full attention. Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn.

California HOAs are still trying to fully understand the impact of AB 130, and according to attorney Dirk Petchul, many boards may be focusing on the wrong things. In this episode of The Uncommon Area, Matthew Holbrook sits down with Dirk to break down the real-world implications of AB 130, including HOA fine limitations, “cured” violations, enforcement confusion, and the legal gray areas community associations are now navigating across California. The conversation explores: • AB 130 explained for HOA boards • California HOA enforcement changes • The $100 HOA fine limitation • What qualifies as a cured violation • Why some HOA boards may be overreacting • The risks of aggressive enforcement strategies • Health and safety enforcement concerns • Why associations should review their governing documents now This episode is essential listening for HOA board members, community managers, homeowners, and industry professionals trying to understand how AB 130 is reshaping HOA operations and enforcement in California. Learn more about Dirk Petchul and HOA legal services at Petchul Law Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn.

California HOAs are still adjusting to the realities of AB 130 months after the law reshaped HOA enforcement rules across the state. In this episode of The Uncommon Area, Matthew Holbrook is joined by HOA attorney Maria Kao for Part 1 of a two-part AB 130 series focused on one major question: How can HOA boards enforce community standards when traditional fines are no longer an effective deterrent? The conversation explores: California HOA fine limitations under AB 130Repeat and ongoing violationsHOA reimbursement assessmentsHealth and safety exemptionsHearing procedures and enforcement policiesShort-term rental enforcementAmenity suspension and alternative enforcement toolsCommunication strategies for improving homeowner complianceRather than simply discussing the legislation itself, this episode focuses on the practical challenges California HOA boards and managers are now facing in day-to-day operations. Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel or go to our page. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn.

What happens when a homeowner refuses to leave a board meeting? When a fellow board member is exposing the association to liability? When one resident sends 173 emails in four months and every single one is technically civil? In Episode 90 of The Uncommon Area, Matthew Holbrook is joined by Texas HOA and condominium attorney Teddy Holtz to explore one of the most pressing challenges in community association management: what to do when civility breaks down. From meeting notice requirements to codes of conduct, from disruptive homeowners to dysfunctional boards, this episode gives board members and property managers the legal tools they need to run better, more protected communities. Topics covered in this episode: Texas board meeting notice requirements for HOAs and condominium associationsWhen and how to run an executive session properlyWhether boards are legally required to allow homeowner participationHow to handle a disruptive homeowner, including removal, adjournment, and reconveningWhether a homeowner can legally be barred from a reconvened meeting in TexasRecording board meetings in Texas: what is allowed and what is notHomeowner codes of conduct: what to include and how enforceable they areBoard member codes of conduct: ethical standards, self-dealing, and speaking with a unified voiceWhether a board can vote to remove one of its own members under Texas lawWhy financial consequences may be the only thing that changes a bully’s behaviorThe growing impact of AI-generated responses in HOA disputes Resources: Guest: Teddy Holtz, Texas HOA Attorney Host: Matthew Holbrook, Action Property Management Subscribe to The Uncommon Area on Apple Podcasts, Spotify, and YouTube Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode? Subscribe to our YouTube channel. Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram, or LinkedIn. *Legal requirements vary by state. This episode uses Texas law as examples. Board members should consult local counsel for state-specific guidance.

In this episode of The Uncommon Area, Action Property Management's CEO, Matthew Holbrook, is joined by insurance expert Dennis Socher to break down HOA and D&O insurance in a way that is practical, clear, and actionable. From directors and officers (D&O) insurance to general liability coverage, this conversation helps boards understand what their policies actually cover and where they may be exposed. Many associations assume they are properly insured, but coverage gaps, exclusions, and outdated property valuations can create serious financial risk. This episode explores how those gaps happen and how boards can take a more proactive approach to managing insurance. We cover: The difference between HOA D&O insurance, errors and omissions, and general liabilityWhat HOA insurance policies typically cover and what they excludeHow HOA insurance coverage limits are determined and why minimums may not be enoughHow to evaluate property replacement cost and avoid underinsuranceWhy HOA insurance premiums are rising and why the market is tighteningHow water damage, maintenance, and claims history impact your policyWhat to expect during the HOA insurance renewal processThe role of an insurance broker and how to choose the right oneWhen umbrella insurance makes sense for additional protection This episode is essential for HOA board members, community managers, and anyone involved in community association management who wants to better understand HOA insurance, reduce risk, and make more informed decisions. Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode video? Subscribe to our YouTube Channel! Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram or LinkedIn.

Executive session is one of the most misunderstood aspects of HOA governance. In Episode 88 of The Uncommon Area, Matthew Holbrook continues his conversation with HOA attorney James McCormick of Delphi Law Group to explain when boards should move discussions into executive session and why it matters. They discuss legal matters, collections, member discipline, contract formation, foreclosure discussions, and payment plans. The conversation also explores leadership lessons from The Five Dysfunctions of a Team and how trust and healthy conflict shape effective boards. Resources Learn more about James McCormick Read The Five Dysfunctions of a Team by Patrick Lencioni Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode video? Subscribe to our YouTube Channel! Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram or LinkedIn.

What happens when conflict erupts inside the HOA board? In Episode 87 of The Uncommon Area, Matthew Holbrook speaks with HOA attorney James McCormick of Delphi Law Group about one of the most uncomfortable realities of community governance: disagreements between board members. They explore whether a board member can actually be removed, how recall elections work, and why most association conflicts stem from human dynamics rather than legal issues. The conversation also highlights the importance of education, expectation management, and strong governance practices that help boards work together effectively. If you serve on a board or manage an association, this episode offers practical insight into navigating difficult situations. Resources Learn more about James McCormick Follow The Uncommon Area for expert-led discussions on HOA law, governance, and property management best practices. Rather watch the episode video? Subscribe to our YouTube Channel! Have a topic you’d like covered? Email us at [email protected] or follow us on Facebook, Instagram or LinkedIn.