HOA Insights: Common Sense for Common Areas

Hosted by Hosts: Robert Nordlund, Kevin Davis, Julie Adamen

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Episodes

182

Latest episode

Oct 2026

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EN-US

About the show

We exist to help all 2 million volunteer HOA Boardmembers nationwide have the right information at the right time to make the right decisions for the future of their community association. Stay with us weekly for actionable insights that minimize stress, avoid catastrophes, and protect property values! Watch On Youtube Shop! HOA insights now has its very own merch store! Our team has whipped up some hats, mugs, T-Shirts, & more that we think Volunteer HOA Boardmembers are gonna love. We also offer dozens of FREE zoom backgrounds. Available in our Boardmember Merch Store! Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

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November 2, 2026Episode 18233 min

182 | How One HOA Board Stopped Mid-Year Fee Increases

Send us Fan Mail Tired of surprise fee increases? See how one HOA board used better planning and reserve forecasting to finally get ahead of rising costs. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ 📊 Learn more about Telemtryx 👉 https://www.telemetryx.app/ In Episode 182, Robert is joined by risk management expert and HOA Board member Jennifer Helle to share how her community brought repeated mid-year fee increases under control. After digging into the association’s finances, Jennifer discovered that deferred maintenance, rising costs, and a lack of long-term planning were all putting pressure on homeowners. She explains how the board used better forecasting, clearer reserve planning, and more transparent communication to create greater financial stability. By understanding the risks earlier and involving homeowners in the process, the association was able to move away from constant surprises and give residents more confidence in the decisions being made! Chapters: 00:00 Why does deferring HOA maintenance make future costs harder to control?00:48 How can risk management help an HOA Board prepare for what is coming?03:59 Why did repeated midyear fee increases push Jennifer to get involved?06:53 What was really causing the HOA’s financial problems? 07:38 Why were HOA Reserves driving assessment increases? 10:38 How did deferred maintenance create a financial perfect storm? 12:30 Why was homeowner communication part of the solution? 13:45 What financial guardrails did the HOA Board put in place? 18:26 How does planning major HOA projects five years ahead help? 20:43 Ad Break - Association Reserves 21:15 Did the HOA Board actually stop the midyear fee increases? 22:30 How did active cash management strengthen the reserve fund? 25:08 What are the financial risks of delaying an HOA project? 27:00 How did stable fees change homeowner confidence? 28:48 Can any HOA Board learn to manage financial risk? 29:57 How can boards bring reserve, banking, and project data together? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

October 26, 2026Episode 18130 min

181 | "Do You Know Who I Am??" How to Handle Difficult HOA Board Members

Send us Fan Mail The “Do you know who I am?” mindset can quickly create difficult HOA board members when past authority collides with shared leadership. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ 📧 Get in Contact with Julie 👉 https://www.adamen-inc.com/ 📬 Get in Contact with Rolf 👉 https://www.omnicommunities.com/ In Episode 181, Julie and guest host Rolf Crocker take a closer look at one of the personalities that can make community association leadership especially challenging: the “formerly important person,” or FIP. These individuals may bring years of leadership experience but struggle to adjust to a volunteer board where decisions require teamwork and collaboration. Julie and Rolf discuss how this dynamic creates difficult HOA board members and how strong leadership experience does not always translate seamlessly into a volunteer community setting. They also share why recognizing the difference between leading and controlling can help boards work together more effectively and make better decisions for the association as a whole. Chapters: 00:00 Can difficult HOA personalities become future leaders? 01:25 What is a “formerly important person” on an HOA Board? 02:42 Why do some retired leaders struggle to give up control? 03:36 Why are former executives drawn to HOA Board service? 05:00 How should an HOA orient a strong new board member? 07:35 Why can retirement make HOA issues feel more important? 08:57 What happens when experienced leaders try to take over? 10:36 Why does serving on an HOA Board make you a politician? 11:40 Why does hierarchy fail inside an HOA? 14:41 Ad Break - PiPhO Score 15:44 Why can HOA decisions feel so personal to some homeowners? 17:17 How do boards separate urgent problems from important ones? 19:55 How can you give a frustrated homeowner a sense of agency? 21:44 How do you set boundaries while still making someone feel heard? 23:47 What should board members learn before trying to lead an HOA? 26:15 Is the current complaint really what the homeowner is upset about? 27:51 How can giving difficult people a role strengthen the community? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

October 19, 2026Episode 18037 min

180 | HOA Issues That Can Derail a Condo Sale

Send us Fan Mail Before buying a condo, look beyond the walls! The HOA’s finances and operations can have a major impact on the deal. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ 📰 Read the WSJ Article 👉 https://www.wsj.com/real-estate/four-ways-to-spot-hoa-risks-before-you-buy-a-home-815b5b82?st=wU1NjT&reflink=desktopwebshare_permalink In Episode 180, Robert, Kevin, and Julie all get together to discuss the issues that can make buying or selling a condo more complicated than many homeowners realize. Their conversation was inspired by a recent Wall Street Journal article that featured all three of them as sources on what prospective condo buyers should be asking before making a purchase. They explain why the financial and operational health of the HOA can have a direct impact on a condo sale and why buyers need to look beyond the unit itself. Understanding the association behind the property can help uncover potential problems before they affect financing, insurance, or the long-term value of the home. Chapters: 00:00 Why can HOA issues create problems for buyers and board members? 01:00 What can derail a Condo sale in today’s market? 04:56 Why do both the buyer and the HOA need to qualify? 07:34 What happens when the association cannot qualify for conventional financing? 08:34 Can a well run HOA suddenly become ineligible? 10:42 Why is adequate HOA insurance becoming harder to secure? 11:25 Can an HOA discover a problem only after a buyer’s loan is denied? 13:12 How can a buyer figure out an HOA’s real personality? 17:54 What does visible disrepair tell you about an association? 19:02 Ad Break - Community Financials 19:34 What should HOA Board members say to prospective buyers? 23:29 Which HOA documents should a Condo buyer review? 26:39 What should buyers look for in the Reserve Study? 29:09 Who are HOA Board members financially responsible to? 31:02 What makes an HOA well managed and easier to buy into? 31:49 Why can the people problem make necessary financial changes difficult? 34:07 What leadership habits help keep an HOA healthy and sale-able? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

October 12, 2026Episode 17931 min

179 | Could Your HOA Reserves Affect Fannie Mae & Freddie Mac Approval?

Send us Fan Mail Fannie & Freddie are changing, again! Here’s what you need to know about the new requirements! ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ In Episode 179, Robert explains how new Fannie Mae and Freddie Mac lending requirements could make HOA reserves an even bigger issue for condominium associations. As reserve funding receives greater scrutiny, boards may find that their financial decisions affect more than future repairs, they can also influence mortgage eligibility and unit sales. Robert breaks down the recent changes to reserve funding exemptions, the upcoming minimum funding requirements, and the role reserve studies can play in lender decisions. Most importantly, he explains why simply meeting the minimum standard does not necessarily mean an association is financially prepared for the future. Chapters: 00:00 What did Champlain Towers South reveal about lending risk? 01:00 Why did Fannie Mae and Freddie Mac change condo lending standards? 03:20 Who are Fannie Mae and Freddie Mac, and why do they matter? 05:10 How are reserve funding and building safety connected? 06:45 Which associations do the new standards apply to? 07:45 What is the current 10% reserve-funding minimum, and when can associations request an exemption? 09:30 What changed about baseline-funding exemptions in phase one? 11:45 What is the 15% reserve minimum starting in January 2027? 13:35 Is 15% enough to fund reserves sustainably? 15:15 How do budgets affect mortgage eligibility? 17:45 What should associations with off-calendar fiscal years do? 19:25 Ad Break - Our FiPhO 19:56 How is the 15% reserve-funding requirement calculated? 21:15 Does reserve funding pay for current deterioration? 22:35 How can boards explain reserve funding to homeowners? 24:10 What does underfunding mean for future special assessments? 25:55 What steps can boards take to fund and collect reserves? 28:40 How can honest reserve funding help prevent a crisis? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

October 5, 2026Episode 17838 min

178 | How One HOA Board Tackled Six-Figure Surprise Repairs

Send us Fan Mail What happens when an HOA board gets hit with six-figure surprise repairs? One board member shares how her community handled it. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ In Episode 178, Robert is joined by Arizona condo board member Sharry Fassett to share how her HOA board responded when a series of surprise repairs began putting their planning and reserves to the test. As problems surfaced, Sharry and her fellow board members learned the importance of slowing down, correctly diagnosing what was happening, and bringing in the right experts before making costly decisions. Throughout it all, Sharry’s humility and willingness to listen, lean on the strengths of her fellow board members, and work together as a team helped guide the association through some difficult decisions. She also shares how transparency with homeowners helped the board navigate unexpected expenses while continuing to plan for the long-term health of their 25-year-old community. Chapters: 00:00 How did one HOA Board handle a 25 year old property’s growing problems? 04:32 What motivates Sharry Fassett to keep serving on her HOA Board? 06:54 How did the board move away from hostile meetings? 14:52 What surprise HOA Repairs started piling up? 15:08 How did rising water bills uncover four pool leaks? 16:16 Why did the pool turn into an even bigger repair project? 18:43 How did a planned roof coating become a full roof replacement? 20:25 What surprise fire sprinkler requirement hit the HOA next? 22:27 Why did the board consider a $110,000 sprinkler replacement? 24:02 Ad Break - Association Reserves 24:33 How do board members handle the pressure of nonstop major projects? 26:33 What happened when homeowners pushed back on the sprinkler decision? 28:20 How does Sharry communicate uncertainty without creating rumors?30:29 What leadership habits helped the board build homeowner trust? 31:57 How did strong Reserves help the HOA absorb surprise repairs? 33:30 What happens when the HOA still does not have enough money? 35:31 What advice does Sharry have for other HOA Board members? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

September 28, 2026Episode 17735 min

177 | How Much an HOA Loan Really Costs Your Owners?!

Send us Fan Mail A $250,000 roof project can cost owners much more with an HOA loan. See how borrowing changes the final bill. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ 📊 Robert's Cost Comparison 👉 http://www.reservestudy.com/wp-content/uploads/2026/09/Ep-177-Infographic.jpg In Episode 177, Robert & Julie take a closer look at what an HOA loan can really cost homeowners. This time, they put actual numbers behind the decision and compare the financial impact of borrowing with special assessments and funding projects through reserves. Using a $250,000 roof project as an example, Robert and Julie show how interest and loan costs can significantly increase what owners ultimately pay. They also discuss why planning and funding earlier can give boards more options and help prevent an expensive loan from becoming the only solution when a major repair can no longer wait. Chapters: 00:00 How much does an HOA Loan really cost your owners? 03:27 Why do HOAs end up needing loans or Special Assessments? 05:58 Why isn’t getting an HOA Loan guaranteed? 07:08 How does an HOA actually pay back a loan? 09:20 Why can hybrid funding plans get complicated for homeowners 11:56 Should HOAs offer different Special Assessment payment options? 12:48 When should boards start planning for major repair costs? 14:30 Can your Reserve Study help phase major projects? 16:15 What changes when a bank becomes part of your financial plan? 18:51 Ad Break - Kevin Davis Insurance Services 19:20 What does a $250,000 roof really cost under each funding option? 22:44 Why does Funding Reserves early matter so much? 26:11 How early should boards communicate major assessment increases? 28:46 Can committee members help build homeowner trust? 29:32 Why should HOAs start funding future projects now? 30:36 How can boards make difficult funding decisions easier? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

September 21, 2026Episode 17638 min

176 | Hire Your HOA Attorney Before You Need One

Send us Fan Mail Don’t wait for a lawsuit to find an HOA attorney. Building that relationship early can save your board from much bigger problems later. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ In Episode 176, Robert welcomes back condominium leader and attorney Roger Minch to discuss why every association should build a relationship with an HOA attorney before a serious problem arises. Too often, boards wait until they are facing a lawsuit, a major dispute, or another costly issue before seeking legal guidance. Roger explains why having trusted legal counsel involved early can help HOA boards better understand their fiduciary responsibilities and address problems while they are still manageable. Chapters: 00:00 Why should HOA Boards think about legal counsel before trouble starts? 04:18 What fiduciary responsibilities fall on HOA Board members? 07:24 Why are experienced HOA Attorneys difficult to find in some markets? 09:43 What should an HOA look for in a younger attorney? 12:13 How can attorney client privilege protect an HOA Board? 16:17 Why does a volunteer HOA Board need a professional team? 20:36 What happens when a board relies too heavily on its manager? 23:09 Ad Break - Association Reserves 23:40 Why is a professional HOA team worth the cost? 24:51 How should an HOA evaluate the professionals it hires? 25:44 How can a board find the right HOA Attorney? 27:51 When should an HOA call its attorney? 31:30 Why should HOA Legal Disputes be addressed while they are still small? 33:52 What can happen when an HOA waits too long to build the right team? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

September 14, 2026Episode 17541 min

175 | The Biggest Mistakes HOA Boards Make & How to Fix Them

Send us Fan Mail Are you making one of these common HOA board mistakes? Erik Davis breaks down what boards should do differently. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ 📋 Get in contact with Erik Davis 👉 Erik.Davis@amwins.com In Episode 175, Robert welcomes first-time guest Erik Davis of Kevin Davis Insurance Services to talk about some of the biggest HOA board mistakes he sees and what boards can do differently. Through his work in the community association industry, Erik has gained a unique perspective on the decisions, behaviors, and missteps that can create unnecessary problems for an association. Learn how HOA boards can recognize these issues earlier, make better decisions, and avoid turning small mistakes into much bigger ones. Chapters: 00:00 Why do HOA Board Mistakes keep repeating? 03:41 How did Erik Davis find his way into HOA insurance? 07:28 What surprised Erik about the community association industry? 10:00 Are some homeowners a poor fit for HOA living? 11:45 What recurring problems show up in HOA insurance claims? 15:53 What are the biggest mistakes HOA Boards keep making? 17:54 Why do homeowners clash with association rules? 22:32 Why does cooperation matter in HOA living? 23:15 Ad Break - Our FiPhO.com 23:46 What can HOA Boards change right now? 26:52 What five habits can make an HOA Board stronger? 30:23 Should HOA Board members receive more training? 34:24 What does the future of HOA leadership look like? 37:16 How can education improve community association living? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

September 7, 2026Episode 17431 min

174 | Why HOA Elections Feel So Complicated

Send us Fan Mail What does it really take to run HOA elections correctly? Go behind the scenes with the professionals who manage them every day. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ 🔎 Learn More About The Inspectors of Election 👉 https://inspectorsofelection.com/ In Episode 174, Robert welcomes back Kurtis & Andrea Peterson of Inspectors of Election. HOA elections have changed dramatically over the years, with more scrutiny, greater skepticism, and a much higher risk of disputes when the process is not handled correctly. Kurtis and Andrea share what goes on behind the scenes at an electronic election support company and how today’s associations can approach elections with greater transparency and professionalism! Chapters: 00:00 Why have HOA Elections become so complicated? 04:16 What actually goes into administering an HOA election? 05:28 Is there an HOA election season? 07:05 Why can combining multiple HOA votes create problems? 10:35 What happens when someone votes online and by paper? 13:07 Who is actually eligible to cast an HOA ballot? 14:08 Why do associations use an independent inspector of election? 16:03 How does independent election administration protect the board? 17:36 Ad Break - Community Financials 18:08 How did COVID change the HOA election process? 20:39 Why is every HOA election different? 22:25 How can online voting simplify a hybrid election? 25:02 How does an inspector keep HOA Elections fair and accurate? 26:57 How quickly can an HOA receive election results? 28:32 Can online voting help an HOA reach quorum? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

August 31, 2026Episode 17332 min

173 | Why Wise Counsel Keeps Your HOA Thriving

Send us Fan Mail What keeps an HOA thriving for the long haul? Wise counsel may be one of the biggest advantages a board can have. ✅ Is a Reserve Study right for you? 👉 https://www.reservestudy.com/ In Episode 173, Robert is joined by Don Boswell, a longtime community association volunteer and recipient of CAI’s 2026 Byron Hanke Award. Drawing from more than a decade of experience with the Twin Hickory Association in Virginia, Don talks about what it really means to step up and serve a community well. He shares how his board approaches leadership, why outside expertise matters, and what he’s learned about making decisions that serve the community as a whole. Chapters: 00:00 What can longtime HOA volunteers teach us about leadership? 03:53 What does a well-run 1,500-home community look like? 06:31 How did Don Boswell become an HOA Board member? 07:49 How does a stable board preserve institutional knowledge? 10:01 What creates a strong long-term board culture? 15:41 Why should HOA Boards rely on professional expertise? 17:22 How do volunteers know when to seek wise counsel? 19:04 Ad Break - FiPhO Health Score 20:00 What can law enforcement ethics teach HOA leaders? 24:04 How do you build a community that lasts beyond your term? 26:26 Why does HOA service extend beyond your own community? 28:11 What makes board service rewarding instead of exhausting? 29:00 Why can serving others make HOA leadership meaningful? The views & opinions expressed in this program are those of the Hosts & Guests, intended to provide general education about the community association industry. The content is not intended to provide specific advice or recommendations for any individual or organization. Podcast Links: Full Episode List Watch On Youtube Engage in the conversation! Call our 24/7 voicemail line at (805) 203-3130 or send an email or voice memo to podcast@reservestudy.com Nominate yourself or a Board Hero you Know! Board Hero Nominations Boardmember Merch Store! Connect with Hosts on LinkedIn Julie Adamen Kevin Davis, CIRMS Robert Nordlund, PE Support Our Sponsors Association Insights & Marketplace Association Reserves Community Financials Kevin Davis Insurance Services Stoke Light Video & Marketing The Inspectors of Election

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