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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

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Condominiums and HOAs may dominate Florida's shared ownership landscape, but cooperative associations offer a fascinating alternative with their own distinct legal framework and operational quirks. This week, Board-certified community association attorney and Becker shareholder David Rogel joins Take It To The Board host Donna DiMaggio Berger to unravel the mysteries of this older form of shared ownership that continues to house Floridians in everything from high-rises to single-family homes.

At its core, understanding cooperatives requires grasping their fundamental difference from condominiums: in co-ops, the association owns the entire property, while residents own shares in the corporation with exclusive use rights to their units. This structure creates unique dynamics in financing, governance, and property transactions that directly impact property values and owner rights.

Donna and David navigate the evolution of cooperative law, explaining how these communities—many established in the 1950s and 1960s—operate under bylaws and articles of incorporation rather than declarations. They dispel common misconceptions, including the notion that Florida cooperative boards have unlimited discretion to reject potential buyers, a practice more commonly associated with New York City co-ops.

For those curious about conversion options, Donna and David outline the process of transforming a cooperative into a condominium, a trend gaining momentum as owners seek to increase property values despite the potential for higher property taxes. They also address the unique challenges of cooperative terminations, which lack the statutory framework available to condominiums.

Whether you're a cooperative resident wondering about your property rights, a board member navigating governance questions, or simply curious about alternative forms of community living, this episode provides valuable insights into a housing model that has served Floridians for generations and continues to evolve alongside its more prevalent condominium counterpart.

Conversation Highlights Include:

• Typical governing documents for a cooperative
• Different types of housing that can be used for a cooperative (e.g., vertical construction, mobile home, single-family homes)
• Legal implications of being a shareholder vs. unit owner
• Biggest misconceptions about co-ops
• Cooperatives and cash-only sales
• Why developers stopped using the cooperative form of ownership in Florida
• Process of converting cooperatives to a condominium form of ownership
• Procedural and Substantive differences in Chapter 718 and Chapter 719 of Florida Statutes

Related Links:

• Podcast: Contemplating Condo Terminations with John Cadden of the Condominium Advisory Group
• Article: Legislative Changes Opens the Door to New Options for Resolving ‘Disputes’ In Condominium and Cooperative Associations
• Online Class: Knowledge is Power: Navigating Florida Condo & HOA Laws

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Flooding is a harsh reality for communities across Florida and the U.S. Rising tides, storm surges, and unpredictable weather have left many searching for solutions beyond sandbags and hope. But what if you could physically lift your home—or even an entire building—out of harm’s way?

In this episode of Take It To the Board, host Donna DiMaggio Berger sits down with Wayne Fairley, founder and managing director of Planet 3 (P3) Elevation, to explore the groundbreaking work of structural elevation. This innovative flood protection method quite literally raises homes and buildings above flood levels, providing a long-term safeguard against water damage.

The process may sound like something out of a sci-fi movie, but it’s real—and remarkably effective. Skilled teams tunnel beneath structures, creating a network of passages to access the structural supports. Using hydraulic jacks and strategically placed concrete blocks, they gradually lift entire structures, slab and all, to safer elevations.

What’s even more surprising? The disruption to homeowners is minimal. Most families only need to leave for about a week during the lifting phase, with no need to move furniture. When they return, their home is exactly as they left it—just several feet higher. For residents of flood-prone areas like Houston’s Meyerland, where some have endured multiple remodels after repeat flooding, this solution has been life-changing.

Beyond flood protection, elevation restores property values, slashes insurance premiums, and delivers priceless peace of mind. For many, lifting their home isn’t just a precaution—it’s a necessity. While the cost—typically $200,000–$280,000 for a 2,500-square-foot home—is significant, it often proves more economical than repeated flood repairs. Plus, FEMA grants may help offset expenses.

As climate change drives more frequent and severe flooding across the United States, structural elevation offers a possible solution that works with nature rather than against it. Whether you're dealing with coastal storm surges, river overflows, or drainage issues from nearby development, lifting your home might be the most reliable way to rise above the water—literally.

Conversation Highlights Include:

• The ins and outs of the elevation process
• Grants available to homeowners who want to elevate their homes
• Height or weight limitations on the structures
• Minimum and maximum elevation heights
• Elevation for multifamily buildings
• The Slab Variable
• Potential downsides to elevating a structure
• What’s next for P3?

Related Links:

• Online Class: Disaster Preparedness & Recovery
• Article: Rising Sea Levels Bring a Wave of Risk — Even in Unexpected Locales
• Podcast: Navigating the Negative Impacts of Sea Level Rise with Professor Harold R. Wanless and Dr. Esber Andiroglu

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Have you ever wondered about the where, why, what and when questions that developers ask themselves before deciding on their new construction projects? Then this episode of Take It To The Board, is for you. Join us as host Donna DiMaggio Berger sits down with Jennifer Bales Drake, a key figure in Becker’s real estate practice, to break down the opportunities and obstacles developers face today and how those issues ultimately impact YOUR real estate purchasing options.

Very often, purchasers lament certain operational issues in their communities without fully understanding the developer documents which created the complex infrastructure under which they live. If you can get inside a developer's mindset will it help you make better purchase decisions? Donna and Jennifer's conversation covers these issues as well the future of real estate, with trends like micro-units, mixed-use communities, and affordable housing taking center stage. They also tackle the Structural Integrity Reserve Study and how evolving regulations impact developers and homeowners alike.

And for a unique twist—Jennifer shares her passion for the arts as well as for bourbon and her role in the Bourbon Women's Association of Louisville, celebrating the contributions of women in the bourbon industry.

Don’t miss this engaging episode packed with industry insights—plus a little bourbon wisdom to top it off!

Conversation Highlights Include:

• The biggest challenges developers face in today’s market
• Trends in mixed-use and innovative development projects
• Environmental factors influencing maintenance obligations
• Changes in building safety and compliance standards, following the Surfside tragedy
• How developers are integrating resilience and mitigation measures into projects, given Florida’s unique vulnerability to hurricanes and flooding
• Are developers rethinking construction along the coastline?
• Current state of Florida’s condo market from a developer’s perspective
• How are developers finding ways to address the middle-market condo buyer?
• How Public-Private Partnership projects are shaping real estate development in Florida
• Bourbon BONUS: Which bourbon brand would Jennifer recommend you bring along if you were stranded on a desert island!

Related Links:

• Online Class: Turnover From Developer Control
• Article: Developer Turnover Obligations Explained
• Podcast: Navigating the Negative Impacts of Sea Level Rise with Professor Harold R. Wanless and Dr. Esber Andiroglu

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Living in mixed-use communities and condo hotels offers certain conveniences but can also pose unique challenges that require careful consideration. In this episode of Take It To The Board, host Donna DiMaggio Berger teams up with Becker attorney Allison Hertz to explore the dynamics of the mixed use lifestyle, legal implications, financial responsibilities, and the day-to-day realities of living in these types of communities.

The growing popularity of condo hotels and mixed-use housing is reshaping the real estate landscape. Whether viewing these developments as investment opportunities or lifestyle choices, understanding their unique characteristics is crucial. Donna and Allison discuss the significance of branding, the dynamic nature of commercial amenities, and the value of these properties in today's real estate market.

Managing these properties isn’t without its hurdles. The duo delves into the legal frameworks—like ADA compliance—along with tax implications, liability concerns, and the nuances of insurance, maintenance, and financial assessments. They highlight potential pitfalls that can catch even seasoned buyers by surprise. Whether you're considering investing or making one of these properties your home, Donna and Allison’s conversation underscores the importance of understanding the complexities behind these highly amenitized communities before taking the plunge.

Conversation Highlights Include:

• Differences between mixed-use community and a traditional condominium or HOA
• How shared expenses typically get allocated between residential and commercial components, and common disputes that typically arise
• What potential buyers or investors should know about assessments and financial obligations in mixed-use properties
• How reserves work in these communities, especially when commercial and residential interests have different priorities
• Unique insurance challenges for mixed-use communities and condo hotels
• How shared infrastructure (parking, elevators, utilities) can complicate governance and budgeting in these communities
• Additional laws that impact people who own units in condo hotels

BONUS: Find out who is really making the decisions in these types of communities!

Related Links:

• Article: Due Diligence Before Signing Residential or Commercial Lease Agreements
• Podcast: Reserve Funds & Studies with Robert Nordlund, Founder & CEO, Association Reserves

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Our last episode of Take It To The Board involved a discussion with an owner in a luxury high-rise who had become disenchanted with some of the governance issues in his community. Today's episode takes us further on that path as host Donna DiMaggio Berger sits down with Spencer Hennings, who brings firsthand knowledge as Florida’s former Condominium Ombudsman about the types of owner complaints he saw time and again while serving in that role. Appointed by Governor Ron DeSantis in 2020, Spencer served in this critical role until 2023, resolving thousands of condominium disputes, acting as the state’s liaison during the Miami-Dade Surfside condo collapse, and helping to draft impactful condominium legislation at both local and state levels.

During their conversation, Spencer shares how he transformed the ombudsman’s office into a more accessible resource for Floridians and reflects on his crucial involvement during and after the Surfside tragedy. Together, Donna and Spencer explore the potential establishment of a state ombudsman for Homeowners Associations (HOAs), discussing the potential complexities of such a role and the importance of fair and balanced representation.

Spencer also addresses the common misconception that the ombudsman’s office exclusively advocates for unit owners, emphasizing the critical need for impartiality. The discussion further examines the evolving challenges in community association management, particularly in the wake of disasters, outdated processes, and the increasing trend of condo terminations in vulnerable areas like Florida.

As they wrap up, Spencer reflects on the emotional toll of working in the Ombudsman's Office and offers candid advice for those who may follow in his footsteps, leaving listeners with a deeper understanding of the challenges and rewards of this vital oversight role.

This episode covers everything from legislative hurdles to the personal journey of navigating public service in Florida’s complex association landscape, and is one you don’t want to miss!.

Conversation Highlights Include:

• What inspired Spencer to pursue the role of Condominium Ombudsman
• The most common complaints from condo owners
• Balancing the interests of owners, board members and other stakeholders
• Common misconceptions about the role of the Condominium Ombudsman
• Spencer’s advice to every condo owner and every board member
• Do Florida HOAs need their own Ombudsman?