Take It To The Board with Donna DiMaggio Berger

Hosted by Donna DiMaggio Berger

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127

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Jun 2026

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About the show

Think you know what community association life is all about? Think again. Residents must obey the rules, directors must follow the law, and managers must keep it all running smoothly! Take It to the Board explores the reality of life in a condominium, cooperative or homeowners’ association, what’s really involved in serving on its board, and how to maintain that ever-so-delicate balance of being legally compliant and community spirited. Leading community association attorney Donna DiMaggio Berger acknowledges the balancing act without losing her sense of humor as she talks with a variety of association leaders, experts, and vendors about the challenges and benefits of the community association lifestyle. If you've got questions, Take It To The Board with Donna DiMaggio Berger - We Speak Condo & HOA!

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June 10, 202646 min

How to Run HOA Meetings That Build Trust, Not Tension

Send us Fan MailThe fastest way to damage trust and delay or derail association operations is to conduct meetings that feel chaotic, secretive, or unsafe. In this episode of Take It To The Board, host Donna DiMaggio Berger is joined by producer Claude Jennings as she walks listeners through the practical mechanics of conducting effective board, committee, and membership meetings. Important takeaways include: starting and ending on time; choosing the right person to chair the meeting; sticking to a clear agenda; and setting expectations that respect people’s time. Donna also discusses the issues that usually spark drama: refusing to address the elephant in the room, letting misinformation spread, and trying to “translate” technical reports when professional advisors should present that information. Whether you’re dealing with amendments, engineering reports, covenant enforcement or maintenance/improvement projects, Donna explains why your best safety net is bringing the appropriate expert into the room and why the most powerful words can sometimes be, “I don’t know, I’ll follow up.” For virtual and hybrid HOA meetings, she covers tech checks, naming expectations for owner devices, whether chat should be disabled, and how meeting recordings can shape your community’s reputation and even property values. Then Donna tackles the harder cases: what counts as a de facto meeting when a quorum of directors discuss association business outside a duly noticed meeting, when closed meetings are permissible and how to respond when meetings go off the rails. You’ll learn the concrete strategies to employ such as participation rules, civility codes, and even police presence as needed.Conversation Highlights:Setting realistic meeting timesPreparing remarks on tough topicsAddressing the elephant in the room and correcting misinformation calmlyAvoiding “playing expert” and bringing in engineers, accountants, lawyers when neededRunning Zoom and hybrid meetings with clear guardrails on chat, cameras, and recordingsUnderstanding de facto meetings when a quorum talks business informallyKnowing when closed meetings are allowed and why notice still mattersUsing owner participation rules, civility codes, and defined scope of authority for committees to prevent derailmentRelated Links:Podcast: Mind Your Manners: Restoring Respect in Condo, Cooperative and HOA CommunitiesPodcast: A Board Members’ Guide to Unexpected Issues – Your Questions AnsweredArticle: Maintaining Order—Managing Conflict in Community Associations

May 27, 20261 hr 2 min

SUMMER SERIES: Fan Favorite - Checking In On Background Checks: What’s In, What’s Out and What’s Questionable? with Robert E. Sanchez of Sarma

Send us Fan MailDoes your community perform background checks on potential purchasers and potential renters? Do your community residents expect their neighbors to be screened for safety and financial capacity purposes? Join Donna DiMaggio Berger and guest Robert Sanchez, a seasoned professional from SARMA, as they unravel the complex world of background checks. Donna and Robert dive into the intricacies of the Fair Credit Reporting Act, the cost of background checks, the challenges of screening foreign applicants, and the potential penalties if your background check is incomplete or inaccurate. In this enlightening conversation, Donna and Robert unpack the evolution of background checks and debate the importance of credit scores. They debunk the myths surrounding FICO and Vantage scores and provide practical tips for building good credit. Shifting gears, Donna and Robert focus on the international arena, considering background checks for international applicants and data privacy concerns. They touch on the challenges of running background checks in different jurisdictions, the necessity of parental consent when screening juveniles, and the ever-looming threat to data security. They wrap up by considering the issues that blanket approval policies can pose and discuss about emerging technologies. Robert's valuable insights will surely equip you to better understand and navigate the world of background screening. Tune in as Donna and Robert explore this topic of such importance to so many mandatory community associations!Conversation highlights include:Screening potential renters and potential purchasersUnderstanding and utilizing background reports Understanding credit score ranges Screening costsTransmitting and storing sensitive informationUnderstanding the different entities found on a criminal backgroundRelated Links:Podcast: The Impact of Rentals on Community Associations with David Muller, Vice Chair of Becker’s Community Association PracticeResource: Background Screening with SarmaArticle: A Rude Awakening: Your Board May Not Have the Right to Screen Leases and Sales at All!

May 13, 202646 min

The Power Hour For HOA Leaders, with Organizational Strategist Dr. Edward Gurowitz

Send us Fan MailMost Board Members and Managers start their day with a plan which can quickly become derailed when, due to various events and challenges, pure reaction mode is activated. Emails explode, “urgent” problems crowd out the important work, and before you know it, you are stuck putting out fires instead of leading. There is a better way to manage not only your day but your overall association operations, so Take It To The Board host Donna DiMaggio Berger sat down with Dr. Edward Gurowitz, a PhD psychologist and organizational strategist, to talk about the simple practice he calls the Power Hour: protecting one intentional, highly focused hour each day to move from reactive governance to responsive, proactive leadership. Donna and Edward dig into why community association conflicts so often have nothing to do with facts or technical know-how and everything to do with communication and POV. They explain how boards get trapped defending positions, why micromanaging operations burns out volunteers, and how a clear vision and mission can shift an association away from a purely punitive reputation. They also unpack a bold idea that changes how decisions are made: agreement and consensus are fragile, but alignment is strong. When leaders listen and learn first, they can make accountable decisions everyone will support even when they disagree. Then Donna and Edward get practical about better board meetings: codes of conduct, staying on agenda, cutting “communication waste,” and simple conflict tools like “timeout” and “oops/ouch.” They also talk inclusion and the gap between intent and impact, plus the single question that can turn a heated debate into a productive conversation: “Help me understand how you came to that conclusion.” If you serve on an HOA board, manage a community association, or advise boards professionally, this one is packed with leadership and meeting facilitation tactics you can use immediately. Subscribe, share this with a fellow director or manager, and leave a review so more communities can trade chaos for clarity.Conversation Highlights:Practical ways board presidents and managers can break deadlocks and move discussions forwardWhy structure and intentional time management create more freedom and productivityThe biggest time management mistakes high-performing professionals makeHow to identify the difference between a conflicting thinking style and a difficult personalityQuestions leaders can ask to better understand opposing viewpoints during meetingsTips for creating a board culture where different perspectives are viewed as an asset rather than an obstacleGuidance for association counsel navigating board impasses and leadership conflictsWhy one focused hour can outperform an entire chaotic workdayStrategies for protecting focus and productivity during crises and high-pressure situationsThe mindset shift that can transform how boards communicate, collaborate, and make decisionsRelated Links:Podcast: Mind Your Manners: Restoring Respect in Condo, Cooperative and HOA CommunitiesArticle: Maintaining Order—Managing Conflict in Community AssociationsResource: Leadership Alignment Power Hour

April 29, 202652 min

Do EVs, E-Bikes and Other Devices Present a Community-Wide Fire Risk

Send us Fan MailIn this episode of Take It To The Board, we wanted something more reliable than rumors and worst-case headlines regarding EV fire risk, so host Donna DiMaggio Berger called someone who works with real data and is a battle-tested first responder: firefighter Emma Sutcliffe, director of EV FireSafe in Australia, the team behind a detailed verified global database of electric vehicle battery fires across cars buses trucks and more. Donna and Emma discuss what the numbers suggest, including why EV ownership is climbing faster than EV fire counts, and why EVs who have sustained any sort of damage including a “fender bender” remain a major fire trigger. Emma explains how lithium-ion thermal runaway works in plain language, why off-gassing can be both toxic and flammable, and why secondary ignition can cause severe injury even after flames appear “out.” Donna and Emma also compare EV risk to internal combustion engine fires while acknowledging the hard part of any comparison: vehicle age, maintenance, and different failure modes. From a community association and property management standpoint, they focus on what you can control: creating EV charging station rules that require NEC-compliant equipment, qualified electricians, and a clean path for owners to install chargers without improvising with extension cords and adapters. This episode digs into hurricane and flooding realities, including why salty storm surge can create delayed fire ignition days after a storm passes, plus practical steps like disconnecting charging, relocating vehicles when possible, and coordinating with local fire departments through a simple pre-incident plan and a master isolation switch. If you manage a multifamily building, sit on a board, or own an EV in a shared garage, this conversation will change how you think about EV charging safety. Conversation Highlights:What happens during a lithium-ion battery fire and why these fires are so difficult to extinguishWhether EV fires can reignite hours or even days after the initial eventHow EV fires differ from traditional gas-powered vehicle firesThe most common misconceptions boards and residents have about EV fire safetyWhat boards should be doing now—even if only a few residents currently own EVsBuilding design factors that can make EV fires more dangerous or harder to containSafety concerns surrounding resident-installed EV charging stationsThe added risks of EV batteries and charging systems in flood-prone and saltwater environmentsBest practices for charging station placement, installation, and ongoing maintenanceWhy associations should revisit insurance, engineering studies, and reserve planningHow emergency response protocols for EV fires differ from traditional vehicle firesWhat regulatory and safety guidelines communities may want to adopt voluntarilyRelated Links: Resource: EV and Battery Fire TrainingResource: EV Charging Station Poster

April 15, 202646 min

What Boards and Managers Need to Know About Residents Aging in Place

Send us Fan MailIf your community is well run, chances are you have residents who have remained in place for decades but with more condominium and HOA owners choosing to age in place, the services you provide and the manner in which you operate your community naturally must change. 24 hour access for caregivers, nurses, and aides and the need for uninterrupted electricity to power life saving devices all bring new concerns. So, what should boards and managers do when care becomes part of the everyday community association lifestyle, and how can families avoid a crisis-driven scramble to ensure care for loved ones? In this week’s episode, host Donna DiMaggio Berger sits down with Jacque Scherfer, Vice President of Best Care Nurses Registry in South Florida, to map out what in-home health care actually looks like, from ADL support with a home health aide to private duty nursing for complex medical needs. They also get candid about continuity of care, why the same caregiver can be a safety net, and the signs families should watch for like falls, medication issues, and slipping hygiene. Along the way, they talk cost, long-term care insurance, elimination periods, and why Medicare usually isn’t the answer for ongoing custodial care. These in-home solutions also come with a host of condominium, cooperative and HOA realities: parking headaches, security access, privacy boundaries with worried neighbors, and hurricane season planning when someone relies on daily support. Donna and Jacque also share what legitimate screening looks like, including Level 2 FBI background checks and license verification, plus why “hiring privately” can backfire when coverage collapses.Conversation Highlights: Conversation Highlights:What in-home healthcare really involves—and how it supports aging in placeEarly signs it may be time to consider in-home care for a loved oneThe most common services families seek from in-home caregiversThe benefits and challenges of community living for seniorsHow caregiver schedules work and what communities should expectHow reputable agencies screen, train, and staff caregiversWhat boards and neighbors should know about background checks, licensing, and insuranceCommon issues in associations involving caregivers—parking, access, and building logisticsHow boards and managers can reduce friction between caregivers and staffWarning signs of elder abuse and financial exploitation every community should recognizeThe risks of hiring caregivers independently vs. through an agencyWhat role boards and managers should (and shouldn’t) play when residents are strugglingEmergency planning: what happens if caregivers can’t reach clients during disastersRelated Links:Podcast: Are “55 and Older” Communities Still In Demand? What Must Be Done to Preserve Your Senior Lifestyle? An Engaging Discussion with Mark Friedman, Becker & PoliakoffResource: Home Care FAQArticle: 55+ Communities – Do I Still Need a Survey Every 2 Years?

April 1, 202645 min

What a Bank Loan Can and Cannot Do For Your Association

Send us Fan MailThe hardest part of running a community association right now is that the bills are getting bigger while the margin for error is getting smaller. Insurance costs keep climbing, buildings are aging, milestone inspections and reserve funding expectations persist, and boards are being asked to approve projects that can cost millions of dollars. So how do you fund critical repairs without triggering financial chaos for owners or inviting fraud and mismanagement? In this week’s episode of Take It To The Board, host Donna DiMaggio Berger sits down with Meghan Hallinan, Executive Vice President and Managing Director of National HOA and Property Management Banking at BankUnited, to get a lender’s view of community association financing. Donna and Meghan walk through how community association loans really work when there is no physical collateral, why incoming assessments and the community’s financial track record matter so much, and what red flags can stop a deal in its tracks. They also explain why banks look beyond a single project and want to understand your reserve study, your upcoming capital plan, and whether your owners can absorb the budgetary increase. They also dig into the operational side: draw schedules on construction-style funding, the role of project managers and inspections, and how boards can avoid common breakdowns when leadership changes mid-project. Then Donna and Meghan shift to risk and controls, including the difference between a term loan and a line of credit for HOAs on balanced budgets, how litigation can affect lending decisions, what to know about the Fannie Mae's “blacklist,” and the fraud prevention tools every association should treat as non-negotiable, including positive pay and ACH controls. If you serve on a board, manage communities, or advise associations, this conversation will help you build a realistic financing plan and protect your funds at the same time. Conversation Highlights:How banks’ views of community associations have shifted—and what’s driving the changeWhat lenders evaluate first—before the numbers even come into playThe biggest misconceptions boards have about borrowing—and why they matterCommon deal breakers: delinquencies, underfunded reserves, governance issues, and deferred maintenanceThe Fannie Mae Blacklist explained—and what it really means for your communityLoan vs. line of credit: how to choose the right financing toolWhy reserve funding is under increased scrutiny—and how it impacts borrowingWhat a “financially responsible” board looks like from a lender’s perspectiveThe most common fraud red flags banks are seeing in community associationsInternal controls every association should have—and where boards often fall shortHow banks can partner with associations to help prevent fraudNon-negotiable best practices to safeguard association fundsWhat boards should be doing now to become more attractive borrowersThe mindset shift every board needs when it comes to financial decision-makingRelated Links:Podcast: Show Me the Money: Investment Strategies with Michael Coady and Kenny Polcari of Slatestone WealthOnline Class: Budgeting & ReservesResource: 5 Ways HOAs Can Prevent Financial Fraud

March 18, 202649 min

Why, When and How to Update Your Governing Documents

Send us Fan MailOutdated governing documents can leave associations enforcing rules written for a different era—leading to confusion, conflict, and unnecessary legal risk. In this episode of Take It To The Board, host Donna DiMaggio Berger is joined by Becker shareholder Nataly Gutierrez Vazquez, a Florida Bar board-certified specialist in condominium and planned development law, to break down what happens when documents fall behind—from obsolete developer provisions to vague standards and evolving statutes that create enforcement gray areas.Donna and Nataly outline a practical roadmap for updating declarations, bylaws, articles and rules, including how to recognize when it’s time to act, build community support through workshops and town halls, and position a rewrite as smart risk management—not a power grab. They also explore when targeted amendments make sense versus when a full rewrite is the better path.The conversation also tackles key documentary risk areas: AI-generated amendments, Document Rewrite Committees, Kaufman language, termination thresholds post-Biscayne 21, amendment challenges in mixed-use communities, addressing and defining scrivener’s errors, and removing outdated or unlawful restrictions that can impact trust and resale value. Whether you’re a board member, community manager, or advisor, this episode offers a clear, practical framework for modernizing your documents and strengthening your community.Conversation Highlights:When is it time to update your governing documents—and what red flags boards should never ignoreThe real risks of operating under decades-old documentsShould you form a Document Rewrite Committee? What works, what doesn’t, and how to avoid derailmentHow often governing documents conflict with state statutes—and why that mattersSpot amendments vs. full rewrites: how to decide what’s right for your communityThe hidden risks of repeatedly patching outdated documentsWhen (and why) to lower amendment thresholds before a full rewrite—and the risks involvedKaufman language explained: what it is, why it matters, and where its limits lieBudget-conscious strategies for updating documents—and which amendments deliver the biggest impactCondo termination provisions in the spotlight: lessons from Florida's landmark Biscayne 21 caseRemoving outdated discriminatory covenants and unwinding illegal restrictionsThe reputational risks of leaving problematic provisions on recordCan you future-proof your documents—or will history repeat itself?First steps: what boards should do right now if their documents are outdatedRelated Links:Podcast: A Board Members’ Guide to Unexpected Issues – Your Questions AnsweredOnline Class: Rewriting Your Documents from Start to FinishArticle: Making It Easier to Amend Governing Documents

March 4, 202651 min

What You Need to Know About Conspiracy Theories with University of Miami Professor Joseph E. Uscinski

Send us Fan MailIn this week’s episode of Take It To The Board, host Donna DiMaggio Berger sits down with Professor Joseph E. Uscinski, one of the leading scholars on conspiracy theories, to unpack why certain narratives catch fire while others fizzle, and how those same dynamics trickle down from the national stage into Condo hallways and HOA Clubhouses. From definitions that go beyond the legal notion of conspiracy to the social forces that keep believers locked in, Donna and Professor Uscinski explore what makes a conspiracy theory feel plausible, even when official investigations say otherwise. Donna and Professor Uscinski break down why surveys show almost everyone endorses at least one conspiracy belief and why attempting to debunk those beliefs with data rarely changes minds. They map the pathways that move ideas from fringe to mainstream—elite cues, media attention, shifting partisanship—and explain how danger arises when politicians echo conspiracy theories to justify their policies. The difference between a rumor at the water cooler and a directive from an official with power is the difference between nuisance and harm. Then they bring it home. Condo and HOA Boards wield authority and control and disburse money, which makes them lightning rods for suspicion: “the board is hiding funds,” “management is in cahoots,” “there’s a secret agenda.” Donna and her guest share practical tools for association leaders to lower the temperature, talk candidly about what not to do, and how to spot personality red flags that predict conflict. Conversation Highlights:What actually qualifies as a conspiracy theory—and how is it different from healthy skepticism?The psychology behind conspiratorial thinkingThe biggest mistakes leaders make when responding to conspiracy-minded residentsShould boards confront rumors directly, or can that strategy backfire?How social media accelerates speed, scale, and emotional intensity within communitiesHow to engage someone constructively without validating misinformationRecognizing when engagement is no longer productiveLanguage leaders should avoid to prevent hardening distrustIs conspiratorial thinking becoming more polarized—or just more visibleOne key piece of advice for leaders governing in an era of distrust Related Links:Podcast: Is Truth Stranger Than Fiction Particularly When It Comes to the Community Association Lifestyle? with Marvin Nodiff, Former Community Association Attorney and AuthorArticle: Why some people are willing to believe conspiracy theoriesPodcast Guest Publication: Defining Conspiracy Theory and Related Terms

February 18, 20261 hr 11 min

A Recall Roadmap -- From Petition to Resolution, with Becker’s Jonathan J. Ellis

Send us Fan MailRecalls are where community politics get real. When a board receives a Recall Petition, emotions run high and so do the legal stakes. In this week’s episode of Take It To The Board, host Donna DiMaggio Berger sits down with Becker shareholder Jonathan J. Ellis, Florida Bar board-certified in condominium and planned development law, to demystify what drives recalls, how they actually work and how to steer a community through the process with as little pain as possible.Donna and Jonathan break down the two Florida recall paths—membership meeting vs. written ballot and why the Florida Department of Business and Professional Regulation’s (DBPR) forms and “facial validity” standard matter so much. You’ll hear the critical do’s and don’ts as they also cover the required five-day Board meeting to certify, what counts as a valid rejection of the recall effort, common traps like DocuSign signatures, and why the Division rarely polices the “story” behind a signature unless fraud is obvious. Beyond the mechanics, they focus on strategy. Managers should stay neutral; boards must communicate early and accurately, with data that explains why tough choices—reserve funding, special assessments, construction projects and life-safety repairs—can’t wait. Donna and Jonathan weigh when to fight, when to pivot, and when to accept a valid recall with grace. You’ll learn about timing windows around elections, why recalls are harder to win than elections, and how to navigate developer-appointed seats and layered voting interests. They round it out with practical transition tips for new boards: bank resolutions, records turnover, and avoiding long-term contracts that handcuff future boards. If you’re an owner building a recall effort, a director sensing one, or a manager trying to stay above the fray, this conversation gives you a clear, candid roadmap. Conversation Highlights:Why recalls happen in community associations, from governance breakdowns and personality conflicts to policy disputes and allegations of misconduct.When pursuing a recall makes sense versus waiting for the next election cycle.A clear walkthrough of how the Florida condominium recall process works and what to expect at each stage.The pros and cons of voting on a recall at a meeting versus using a written agreement.How boards and managers should communicate during a recall effort while avoiding defamation or retaliation risks.What boards can and cannot do when responding to a recall and how authority is handled if a dispute arises.How to evaluate whether to certify or challenge a recall based on defects, evidence, and regulatory scrutiny.Common mistakes owners and boards make that can invalidate a recall or make one more likely.Practical steps to maintain continuity of operations and keep the community running during leadership transitions.Governance reforms and best practices that can help rebuild trust and prevent future recalls.Related Links:Article: Florida bill would let homeowners recall community development district boardsOnline Class: Board Certification: Condo/Co-Op 4-HourOnline Class: Board Certification: HOA 4-Hour

February 4, 202632 min

How Better Business Bureau Tools Can Help Boards Make Safer Hiring Decisions

Send us Fan MailHiring a contractor shouldn’t feel like a risky gamble—especially when you’re spending association funds and hoping for a great result for your repair or renovation project. On this week’s episode of Take It To The Board, host Donna DiMaggio Berger talks to Cinthya Lavin, VP of Communications and Community Engagement at the Better Business Bureau, to uncover practical and attainable ways Condominium, Cooperative and HOA boards can hire smarter, avoid scams, and build a reliable vendor bench without slowing projects to a crawl. Cinthya breaks down how BBB’s e-quote tool helps boards get three accredited bids—often within a day—so you can meet competitive bidding requirements and keep momentum on key repairs and capital projects. Donna and Cinthya dig into what “accredited” really means, how BBB verifies licenses and insurance, and how the ratings algorithm weighs responsiveness, scale, complaint patterns, and government actions. You’ll learn why a vendor’s willingness to answer complaints often predicts how they’ll handle issues on your job, and why communication should be a top selection criterion alongside price and scope. They also explore the evolving threat landscape. BBB’s Scam Tracker offers a community-wide alert system for fraud attempts, and Cinthya shares simple safeguards for boards. This episode also includes a comparison of BBB with platforms like Yelp; discusses AI’s role in business education and reviews, and highlights programs such as the Torch Awards which celebrate companies with strong character, culture, customer care, and community impact. If you want to make faster, safer hiring decisions and elevate trust in your community, this conversation delivers the playbook.Conversation Highlights: Why a 100+-year-old organization is still relevant in today’s fast-moving business landscapeHow the BBB evaluates businesses and what really separates an A+ rating from a lower gradeHow boards and managers can use the BBB to vet contractors and comply with competitive bidding requirementsHow to identify complaint trends and spot vendors with recurring unresolved issues.Listed vs. accredited: The key differences between businesses that appear on the BBB and those that earn accreditation.Warning signs on a BBB profile, from licensing issues to unresolved disputes and suspicious business details.How the BBB can help confirm insurance, licensing, and other critical qualifications.What the BBB is seeing in post-storm reconstruction—and the rise of scams and fraudulent contractors.One simple step boards can take today to reduce vendor risk and protect their communitiesRelated Links:Podcast: Why Every Contract Needs to Be Reviewed with Becker’s James Robert CavesResource: Consumer Resources from The Better Business BureauArticle: Am I Protected? Contractual Quandaries for All Associations