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In this special episode of Take It To The Board, the podcast hits the road for its first-ever live taping at the Cooperator Trade Show & Expo in Fort Lauderdale. Host Donna DiMaggio Berger is joined by professional engineer Evan Swaysland, president of Swaysland Professional Engineering Consultants, for a clear-eyed discussion of Florida’s mandatory milestone inspections and Structural Integrity Reserve Studies (SIRS)—and what they really mean for the safety and longevity of multifamily buildings.

Donna and Evan break down the shift from visual inspections to comprehensive, post-Surfside evaluations, explaining why many aging buildings trigger Phase Two inspections and what “immediate” repairs look like in real-world practice. They unpack common trouble spots like balconies, waterproofing systems, and incidental damage during restoration, while offering practical guidance on reading inspection reports, budgeting with SIRS, and moving efficiently from inspections to repairs.

The conversation also explores emerging issues, including coastal subsidence research, construction-related vibration risks, and how monitoring and documentation can protect both buildings and legal interests. Listeners will learn how to hire the right engineer, scope projects intelligently, and focus on preventive maintenance—not just reactive fixes.

Conversation Highlights:

• How the industry has shifted from viewing inspections as a reactive measure to embracing a more preventative and predictive model of building safety
• The top three misconceptions boards or residents commonly have about structural inspections
• The first structural conditions an engineer typically evaluates, and what signals whether a building has been well maintained or neglected
• Warning signs that require monitoring, and urgent conditions that rise to the level of life safety concerns
• The typical cost range for a Milestone Inspection, and which factors most significantly influence that cost (i.e. building size, age, location, and structural complexity)
• What does a high-quality Milestone Inspection involve that most directors or unit owners may not fully appreciate?
• Differences between a Milestone Inspection and a SIRS
• Are the current Milestone Inspection and SIRS frameworks adequate to identify subsidence-related risks, or do policies and protocols need to evolve?
• Key differences between “settling,” “sinking,” and “sinkholes” from an engineering perspective
• Early signs of subsidence or sinkhole activity and what remediation typically involves
• How volunteer boards can become better, more informed consumers when selecting an engineering firm
• BONUS: If there is one essential truth about structural safety every Florida board should understand, what is it?

Related Links:

• Podcast: Everything You Need to Know About Concrete Restoration Projects with Alessandra Bianchini, of Carousel Development and Restoration Inc.
• Resource: Swaysland Professional Engineering Consultants

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The most dangerous scam isn’t the one you’ve never heard of, it’s the one that feels urgent, secret, and strangely personal. Take It To The Board host Donna DiMaggio Berger sits down with Paul Greenwood, who led San Diego’s elder abuse prosecution unit for 22 years, to unpack how fraudsters weaponize emotion, AI, and routine technology to separate people from their savings. From “Granny, I’m in jail” calls to deepfake audio, from bogus jury-duty warrants to polished romance profiles, they trace the tactics that work across ages and communities—and show you how to avoid disaster.

Together, Donna and Paul explain why the core script rarely changes: act now, tell no one, pay in untraceable ways. He shares the S.C.A.M. method—Stop, Check, Ask, Mention—as a simple, repeatable defense that anyone can use before clicking a link or transferring funds. They dig into voice cloning, video generation, and how call centers in repurposed casinos run large-scale romance-investment schemes. You’ll hear why isolation is a critical red flag, how caregivers and even professionals can exploit access, and how a short letter to your parent’s bank can trigger real oversight. They also describe the first-hour playbook if you’ve been hit: contact your bank, file a police report, and submit to ic3.gov while reaching out to merchants or crypto kiosks to freeze wallets fast.

For condo and HOA leaders, this conversation doubles as a toolkit for community safety: host fraud-prevention workshops, use clear language in newsletters, and create a simple reporting pathway that protects privacy while mobilizing help. Paul’s courtroom stories reveal the true cost of fraud—lost homes, shattered health, and lingering shame—and why judges, banks, and families must treat it with the seriousness it deserves. You’ll leave with practical steps, tested scripts, and resources to share with parents, neighbors, and boards.

Conversation Highlights:

• A breakdown of the most common scams targeting consumers today
• The three red flags every listener should memorize before answering a call, opening an email, or clicking a link
• How victims can move past shame and take action—reporting scams and starting the recovery process
• Which scams are surging right now (romance, tech support, government impostors, investment and crypto) and what makes each one so convincing
• The one bank or retailer safeguard that could prevent a significant portion of scam losses if implemented tomorrow
• Debunking the myth that only older generations fall victim to scams—and how Millennials and Gen Z are targeted differently
• How HOAs and condo associations can play a meaningful role in fraud prevention, from newsletters and lobby screens to manager training
• Red flags that expose illegitimate door-to-door contractors after storms—and what associations should communicate to residents right away
• A one-minute checklist listeners can use to protect themselves and their families, covering phones, email, banking, passwords, and credit freezes
• The single scam line everyone should hang up on immediately

Related Links:

• Resource: Common Frauds and Scams
• Article: Government Issues Scam Alert for Corporate Transparency Act
• Resource: What are some common types of scams?

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In this special year-end episode, host Donna DiMaggio Berger and producer Claude Jennings cut through the noise and reveal the real shifts that changed how community associations operate—from high-stakes legal challenges to the everyday pressures managers and volunteer directors face on the ground. This isn’t just a recap. It’s a reality check.

Donna and Claude revisit their most talked-about conversations of the year, including:

• Building a company worth selling — insights from a top property management leader on culture, systems, and long-game strategy.
• A former Florida Condominium Ombudsman who demystified what meaningful government support should look like.
• A Shark Tank founder whose flood-ready product offers communities a rare gift: storm prep that actually works.

They also spotlight two sleeper-hit episodes that delivered outsized value:

• A pest control strategist explaining modern, low-toxicity treatments and how understanding pest behavior can save buildings money, time, and disruption.
• An etiquette expert who reframed neighbor conflict as a communication skill—not a personality flaw—and showed how diplomacy, positive intent, and smart email habits can avert half your headaches.
• A guest who revealed the common gaps in most communities' screening and security protocols and how to address them.

One of the year’s most sobering discussions came from immigration attorney Ira Kurzban, who explained why every association needs a well-defined ICE response protocol—long before it’s needed.

And yes, Donna and Claude revisit the throughline in almost every episode: Artificial Intelligence. Is the guest's industry going to be impacted by AI, what can AI do well, what it can’t, and why “AI wrote it” is not a substitute for human judgment.

If your community is ready to shift from reactive crisis management to proactive prevention, this 2025 wrap-up pulls together the year’s most powerful lessons into clear, actionable takeaways you can put to work immediately—whether you’re a board member, manager, or industry professional.

Related Links:

• Firm Bio: Donna DiMaggio Berger
• Podcast: Take It To The Board’s 100th Episode Milestone— From Building Castle Group to Industry Icon: A Conversation with James Donnelly
• Podcast: Important Insights from Florida’s Former Condominium Ombudsman
• Podcast: Storm-Ready in Seconds: How Shark Tank’s StormBag Is Changing Hurricane and Severe Weather Prep
• Podcast: Monsters In The Walls — Pest Control Truths for Condos and HOAs
• Podcast: Mind Your Manners: Restoring Respect in Condo, Cooperative and HOA Communities
• Podcast: Screening Vendors and Service People for Enhanced Security

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A rooftop can be a power plant or a battleground. In this week’s Take It To The Board episode, we tackle a central question: should homeowners be able to use solar power without running into resistance from their own community associations? Host Donna DiMaggio Berger speaks with Ben Delman of Solar United Neighbors to break down where personal energy freedom bumps up against HOA oversight.

Donna and Ben explore the real factors behind a switch to solar energy—from hardware costs and permitting timelines to interconnection delays, SRECs, and the impact of net metering. If you’ve ever wondered what a typical home can offset via solar energy, how much a solar energy system costs, or how long it takes to recoup the investment, they’ll walk you through the numbers in clear, practical terms.

Donna and Ben are also joined by Dixie Koenemann, a homeowner from Ohio whose HOA pushed back at every step of her rooftop solar installation. She shares her firsthand experience navigating restrictive HOA rules and the strategy she used -- reviewing governing documents, tracking performance impacts, and citing state law-- to challenge vague or burdensome limitations that could have prevented her and her husband from enjoying the benefits of solar energy.

With the federal 30% tax credit ending, the conversation turns to what’s changing, what isn’t, and why local measures like faster permitting and fair interconnection policies are crucial to keeping solar accessible.

Related Links:

• Podcast: Going Green Saves Some Green — with Nicolas Milo of KW Property Management
• Resource: Solar United Neighbors
• Article: What Can Be Done About Solar Panels?

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What if the secret to calmer board meetings, friendlier hallways, and fewer violation letters is simpler than passing another rule? In this episode of Take It To The Board, host Donna DiMaggio Berger invites nationally recognized etiquette consultant and author Jodi R.R. Smith to unpack how “etiquette is the younger sibling of the law” and why civility is a practical and effective leadership tool for community associations. From trash cans set out too early to pickleball at midnight, Donna and Jodi translate everyday friction into neighborly fixes that work in real life.

Donna and Jodi walk through a proven communication playbook for big projects like concrete restoration and roof replacements: communicate early and often, explain the process in understandable terms, invite questions before votes, and host town halls. You’ll learn how to structure meetings without turning rules into a weapon, why your strongest communicator should tackle major announcements, and how to take heated online threads offline into productive.

Donna and Jodi share clear guidance on shared spaces and pets—noise, waste, elevator etiquette, and the crucial distinction between service animals and emotional support animals. They also cover neurodiversity and cultural cues, showing how to adapt with kindness: narrate your intentions, choose the right medium for the message, and use asynchronous options when needed. Even travel gets a civility upgrade, with practical tips for surviving cramped flights.

Along the way, they revive two classic habits that still matter: RSVP promptly and send real thank‑you notes. Courtesy isn’t performative or old‑fashioned—it’s a scalable, repeatable method for reducing conflict, protecting and enhancing community value, and making shared living spaces more comfortable. If you’re a board member, manager, or resident who wants fewer blowups and better outcomes, this conversation is your field guide to civility.

Conversation Highlights:

• Why etiquette still matters in an age that celebrates bluntness and “keeping it real.
• Practical meeting manners: How board and membership meetings can stay civil and productive
• Respectful communication during sales or rental screenings — for both interviewers and applicants
• Balancing ESA (Emotional Support Animal) rights with neighborly consideration
• Guest etiquette in “55 and over” communities — what visiting families should know
• Navigating the gray areas of shared amenities like gyms, pools, and clubhouses
• Pickleball diplomacy: showing courtesy when games go late or lights stay on
• Texting with tact — the essential “dos and don’ts” of modern communication
• When to overlook someone’s bad manners vs. when (and how) to gently correct them
• The one universal bad habit Jodi would fix with a magic wand

Related Links:

• Book: The Etiquette Book: A Complete Guide to Modern Manners
• Resource: Mannersmith Etiquette Consulting
• Online Class: Dealing With Difficult People
• Article: ChatGPT May Be Eroding Critical Thinking Skills

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With Halloween right around the corner, in this episode of Take It To The Board, host Donna DiMaggio Berger and Dee Smith from NatureZone, a family-owned and operated pest control company, peek into the spookier corners of community association life: the creepy crawlies that make residents shiver and board members squirm. Together, they take a peek into what really moves through condos and HOAs: bed bugs that hitchhike on luggage, roof rats that turn trees into launch pads, and subterranean termites—now including a Formosan–Asian hybrid—capable of eating your equity faster than you’d ever expect.

You’ll learn how bed bugs actually spread in multifamily buildings, why foggers make them worse, and a simple hotel routine that uses a hairdryer and a bathtub to stop hitchhikers. Donna and Dee break down drywood termite myths, explain why subterranean baiting like Sentricon changes the game after heavy rains and floods, and map the entry points rats love most—soffit gaps where gables meet hips, open AC chases, and lush landscaping pressed against stucco. They also talk compassion and safety: handling hoarding cases without letting infestations jump through chases, relocating honeybees while decisively removing aggressive wasps, and using greener, microencapsulated products and inert dusts for residents with chemical sensitivities.

If you live in a condo, townhome, or HOA, this is your resident’s guide and board playbook in one. Expect field-tested tips, from shaving “boots” on cabbage palms and keeping bird feeders off structures, to recognizing termite pellets and swarmer wings before repairs get ruinous.

Conversation Highlights:

• The ultimate Halloween pest — which creepy crawler gives even the pros chills?
• The most common pests found in South Florida condominiums and HOAs
• Why pests spread so rapidly in multifamily buildings compared to single-family homes
• When a small issue becomes a nightmare: how one infested unit can impact an entire building
• The most unusual or memorable pest situations from real community cases
• Safe and eco-friendly pest control options for residents concerned about toxicity
• Tenting vs. spot treatment: how effective are different approaches for drywood and subterranean termites?
• Preventative policies boards can adopt—from hygiene to landscaping—to stop infestations before they start
• Plants and trees to avoid: what attracts rodents to community landscapes
• Dee's journey into pest control and what keeps her passionate about the field
• How modern pest control has evolved with greener, less toxic technologies
• Practical advice for boards developing or updating their community pest control plans

Related Links and Resources:

• Article: Pest Control Company finds success through focusing on client retention, not revenue
• Pest Control Resources: Florida Department of Agriculture & Consumer Services
• Podcast: Pesky Critters in Your Community? Top Tips From Wildlife Expert and Trapper Todd Hardwick

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The landscape of community living is shifting as associations grapple with rising energy costs, climate pressures, and ever evolving resident expectations. In this episode of Take It To The Board, host Donna DiMaggio Berger sits down with Nicolas Milo, Senior Director at KW Property Management, to explore how sustainability is more than just an environmental initiative -- it’s also a smart financial strategy.

No longer limited to “going green” for responsibility’s sake, today’s forward-thinking boards see that sustainability brings immediate cost savings, operational efficiencies, healthier environments, and stronger property values. Donna and Nicolas discuss the beauty of this approach and its flexibility where communities can start small by fine-tuning existing systems and then scale to more advanced technologies.

For boards wondering where to begin, Nicolas recommends a phased approach: first, ensure existing systems operate at peak efficiency according to manufacturer specifications. Then explore strategic upgrades like building management systems, water flow meters, or LED lighting with motion sensors. Low-hanging fruit includes domestic water filters to reduce plastic waste, comprehensive recycling programs that generate rebates, and community engagement initiatives like neighborhood cleanups or garden projects.

Technology is opening new doors for associations -- from EV charging stations with minimal upfront investment to advanced trash management solutions. Nicolas also shares personal insight from serving on his own condominium board, where a community garden and composting system has strengthened community bonds while reducing environmental impact and even food costs.

Whether you manage a high-rise condominium or a sprawling HOA, this episode delivers actionable strategies to create greener, more cost-effective communities. The bottom line: sustainability is good for residents, good for property values, and good for the planet.

Conversation Highlights Include

• Impactful and cost-effective upgrades for condos and HOAs
• Resident support for sustainability versus the need for persuasion
• Balancing upfront costs with long-term savings
• Real examples of green initiatives lowering utility costs
• Challenges unique to high rises versus large HOAs
• Keeping pace with Florida’s stricter building codes and energy requirements
• Resident involvement and the rise of green committees
• How sustainability boosts satisfaction and resale values
• The next wave of green living—solar, EV charging, water reclamation, and smart tech
• Bonus: The one sustainable feature Nicholas believes every condo or HOA should adopt if he had a magic wand

Related Links:

• Podcast: Revolutionizing Coastal Defense, 3D-Printed Living Seawalls with Anya Freeman of Kind Designs
• Podcast: Navigating the Negative Impacts of Sea Level Rise with Professor Harold R. Wanless and Dr. Esber Andiroglu
• Podcast: Successful Community Association Living Starts With the Purchase Decision with Marisa DiLenge, Founder, DiLenge Real Estate Team (Part I)

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Choosing the right attorney for your community association is about much more than comparing hourly rates. In this episode of Take It To The Board, host Donna DiMaggio Berger sits down with Tana Bucca, Vice Chair of Becker’s Community Association practice in New Jersey, to explore what boards should really look for when hiring legal counsel.

Donna and Tana discuss why specialized experience in community association law often saves time and money, how firm size and bandwidth can impact service—particularly for smaller associations—and why rushed “cattle call” interviews rarely lead to the right fit for either side. Instead, thoughtful conversations that go beyond canned responses are the key to finding true compatibility.

This episode also covers red flags that some association attorneys and vendors overlook in their zeal to sign a new client. Tune in and learn how to avoid common pitfalls and ask the right questions during your interview. This episode offers practical insights for board members, managers, attorneys and other vendors alike—emphasizing that the most successful attorney-client relationships are built on trust, expertise, and respect.

Conversation Highlights:

• The importance of credentials like Board Certification in Condominium & Planned Development Law or membership in organizations like CCAL and why more boards don’t ask about them
• Questions boards should ask in an initial interview to reveal the most useful information about a lawyer’s style, competence, and approach
• The importance of responsiveness, educational outreach, litigation philosophy, or experience with regulators and legislators
• Red flags attorneys see in potential client associations that may signal problems ahead
• How both sides can determine if there’s a genuine “fit” during that first consultation
• When it is appropriate for a board to terminate legal counsel
• When lawyers should terminate a client
• The number one ingredient required for a productive attorney-client relationship

Related Links:

• Podcast: A Board Members’ Guide to Unexpected Issues – Your Questions Answered
• Podcast: Addressing Florida’s Condo Crisis and How to Fix It