What you need to know for this week's episode:

1. Fannie Mae/Freddie Mac update: New Fannie Mae and Freddie Mac rules ease some insurance requirements but raise the minimum reserve funding to 15% by 2027—making early planning critical to preserve conventional financing eligibility and protect community property values.
2. Georgia SB 406: Georgia Senate Bill 406 would sharply restrict associations’ ability to collect assessments and enforce liens and foreclosures, posing serious financial risk to communities if it becomes law.
3. ACAM CEO Mindshare Retreat: Management company CEOs can register now for the ACAM CEO Mindshare Retreat, July 22–24 at the Ritz‑Carlton Chicago, with early‑bird pricing available through April 30: https://www.acam-ceo.org/retreat.html

What you need to know for this week's episode:

1. A new national survey reveals a surprising mix of strength and strain inside HOA boardrooms and the data points to what actually moves the needle on engagement.
2. Fresh analysis shows HOA fees climbing across the country, with a few markets standing out in ways that could reshape the conversation around housing affordability.
3. A major new report outlines a fast‑approaching future where AI handles the work before anyone even logs in.

What you need to know for this week's episode:

A bill moving fast through Indiana’s legislature. House Bill 1152 would prohibit HOAs, their agents, and management companies from charging any service fee not already written into the governing documents.

New survey of 1,000 HOA homeowners. A new survey found that 64% say their HOA causes daily stress, and 37% regret buying into one altogether.

Homeowner Tip: if you live in an HOA, you actually have more than one rulebook.

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And if you missed it, we dropped a new podcast this week focused on the companies that are growing with intention from the ones just maintaining, and how to better market your business for future growth. You won't want to miss it!

Full podcast for you: https://podcasts.apple.com/us/podcast/the-referral-ceiling-the-new-growth-playbook/id1628147312?i=1000753055919

Or if you'd rather video: https://youtu.be/8odQFj86otw?si=GdxhMDi7-3YCYr2t

They dig into the shift from relationship-first to reputation-first selling, and why boards are now doing their due diligence through LLM optimization and forum searching before your first meeting ever happens. They also tackle what boards are actually buying when they choose a management company (hint: it's not just your software), why technology is a capacity tool that protects human relationships rather than replaces them, and how to turn service excellence into something you can put in a proposal.

Whether you're leading a small shop trying to grow intentionally or a mid-market organization looking to stop leaving deals on the table, this episode gives you the framework to move from reactive to proactive.

Time Stamp Breakdown:

00:00 – 2:44 - Intro

2:44 – 6:24 - The Evolving Pressure in CAM

6:24 – 13:37 - Relationship vs Reputation

13:37 – 18:28 - What Are Boards Really Looking For

18:28 – 24:07 - Solving For A Capacity Problem

24:07 – 27:23- Building Your Competitive Advantage

27:23– 35:19 - Where and How You Can Start Today

What you need to know for this week's episode:

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Georgia is going nuclear on HOA reform. Senate Bill 406 would double the foreclosure threshold to $4,000 and ban management companies from buying homes at foreclosure auctions. That's just one bill. Two others want to strip foreclosure power completely and let homeowners vote to dissolve their HOAs. This is the most aggressive reform push we've seen in any state.

Insurance is eating everyone's lunch right now. Premiums are up 24% since 2021, and 82% of homeowners are bracing for another increase this year. This isn't just a homeowner problem. It's an HOA problem. Associations in Florida and other climate-risk states are seeing insurance costs become a bigger line item than maintenance. And with everyone expecting climate damage in the next three years, reserve planning just got a whole lot more complicated.

And one more positive note: We're still growing. The Foundation for Community Association Research expects 4,000 new HOAs this year, bringing the total to 377,000 associations serving 80 million Americans.

As the head of GTM during the launch of ChatGPT, who helped bridge the gap between OpenAI’s research and the global launch of ChatGPT, Zack provides a unique, techno-optimist perspective on the future of work and community. This episode explores the core thesis of Zack’s new book, The Next Renaissance (released Jan 13, 2026), and introduces the concept of "The Human Premium."

In this episode, we dive deep into:

1. The OpenAI Legacy: Inside the GTM strategy that brought AI to 100 million users and what it taught Zack about human nature.
2. The "Human Premium" Theory: Why the commoditization of digital intelligence through LLMs makes physical-world connection the most valuable asset of the next decade.
3. The End of Utility Software: How industries like community management are moving toward "Intelligent Ecosystems" that prioritize human leadership over administrative noise.
4. A New Renaissance: Why Zack believes AI is the catalyst for a return to thriving local communities and meaningful human connection.

Whether you are a tech leader, a community builder, or a professional navigating the shift from software to intelligence, this conversation provides the roadmap for thriving in the AI era.

About Zack Kass: Zack Kass is a global AI futurist and strategic advisor to the Fortune 100. During his tenure at OpenAI, he led the Go-to-Market team, shaping the commercial trajectory of the most significant technological shift in history. His book, The Next Renaissance, is available now.

They dig into building an onboarding program from scratch, why “progress over perfection” beats all-or-nothing health kicks, how to start with low-hanging-fruit habits (water, steps, smarter takeout), and the surprising ways sobriety and running unlocked long-term consistency. If your calendar is chaos and your energy is up-and-down, this one’s a blueprint.

Key takeaways

• Careers aren’t linear: saying “yes” to interesting problems can create a 20-year arc across ops, AR, software integrations, and leadership.
• Onboarding = a project: treat new-client onboarding like mini projects with clear lifecycle, owners, and checkpoints.
• Start small to stick big: audit one week of life, pick two low-effort wins (e.g., +water, −one takeout), and track for 3–4 weeks.
• Intentional steps > magic numbers: break movement into short walks you can actually do; consistency beats intensity.
• Protein helps adherence: prioritizing protein supports satiety and muscle maintenance while you improve other habits.
• Progress over perfection: miss a day? Reset tomorrow. The goal is autopilot foundations, not a 90-day sprint.
• Leadership lesson: empower people—and explicitly hand off ownership so they know it’s theirs to run.

About Sarah

Sarah Hudson is Director of Continuous Improvement at Inframark. A PMP-certified project leader, she partners across departments to streamline processes, elevate client value, and coach teams through change. Outside work, Sarah is an avid runner and wellness advocate.

Guest: Adoni Kokkinos, CEO of Newell Property Management, Naples, FL

Episode Overview:

In this episode of Guilty by Association, Maegen Woytek chats with Adoni Kokkinos, CEO of Newell Property Management, about one of the toughest challenges facing community management companies today: finding—and keeping—great people.

Adoni shares how his team recruits new talent directly from universities across the country, and how they use location, culture, and career pathing to sell not just the job, but the lifestyle of community management. From training programs inspired by Disney to long-format interviews on the beach, this episode is packed with creative, actionable recruiting strategies.

🔍 What You’ll Learn:

• Why community management has a recruiting problem—and how to fix it
• How Newell uses Naples itself as a recruiting tool
• What “career pathing” really looks like for new grads
• Tips for turning community management into a lifestyle choice
• How structured onboarding (like Newell Academy) impacts performance and retention
• What other firms can learn—no matter their location

Want to turn recruiting into a competitive advantage?

Learn how Vantaca’s Community Management Performance Software supports hiring, onboarding, and retention.

👉 Visit vantaca.com

With over a decade of experience in community management, Catie shares her journey from portfolio manager to president—and the lessons she’s learned along the way about building trust, optimizing workflows, and keeping people at the heart of every decision.

🔍 What you’ll learn in this episode:

• How Catie structures processes to improve team performance
• Why communication, consistency, and documentation are make-or-break
• The power of listening before leading—and why small improvements add up
• How Vantaca’s tasking and dashboards help eliminate chaos
• Why leadership in CAM is about empathy just as much as efficiency

Whether you’re a community manager, team lead, or CAM executive, this conversation offers practical insights you can apply today.

🔗 Want to learn how Vantaca supports operational excellence

Visit www.vantaca.com to explore workflows, automation, and performance tools that power scalable community management.

🎧 Subscribe to Guilty by Association and leave us a review if you enjoyed the show!

From a hands-on journey managing communities to launching an AI-driven assistant designed to streamline operations, Hao reveals how HOAi went from a bold idea to a transformational technology now embedded within Vantaca.

Learn how this next-gen AI agent is not just automating processes, but enabling management companies to shift from reactive task-handling to proactive, relationship-focused service delivery. We also dive into real-world success stories—from major gains in accounting department efficiency to smaller firms elevating homeowner response times—and discuss why now is the time to adopt AI before evolving expectations leave others behind.

What You'll Learn:

• The real problem HOAi was built to solve
• Why traditional software alone wasn't enough
• How HOAi and Vantaca form a powerful performance ecosystem
• The future of community management through the lens of scalable AI

Whether you're an industry veteran or just starting to explore what's next, this episode is packed with strategic insights you can’t afford to miss.

In this episode of Guilty by Association, Eddie Key sits down with Peter Greaves, Founder and CEO of EJF Real Estate Services, to explore how one of the most respected names in community management is scaling operations, transforming culture, and leading the charge into the AI-driven future of the industry.

From humble beginnings answering phones during college to building a multi-market, culture-first company, Peter shares the story behind EJF’s growth, leadership philosophy, and intentional approach to acquisitions. He offers an unfiltered look at how to scale with purpose, preserve values through expansion, and equip teams with the right tech to elevate both client service and operational efficiency.

They also dive into EJF’s early adoption of HOAi, the impact of AI on accounts payable and service response times, and why Peter believes the next five years will bring the most dramatic shift the industry has seen in decades.

What You’ll Learn:

• How EJF scaled from a family-run rental division into a regional powerhouse
• The role of leadership development and cultural alignment in successful acquisitions
• Why intentional growth matters more than fast growth
• How Vantaca and HOAi are transforming operations—from AP to real-time customer support
• What the future of the property manager role looks like in an AI-enabled world
• Peter’s blueprint for breaking through the growth ceiling without burning out

From overcoming burnout and boosting candidate engagement to refining your interview process and understanding what today's job seekers really want—this episode is packed with actionable insights for anyone building or scaling a team. Whether you're an owner/operator, HR leader, or community management professional, you’ll walk away with real-world strategies to strengthen your recruiting game and elevate your team’s performance.

🛠 What You’ll Learn:

• How to stand out in a competitive hiring market
• What candidates value most (spoiler: it's not just salary)
• Tips for improving onboarding and long-term retention
• How recruiting directly impacts your company culture and growth

It’s honest, practical, and perfect for anyone in the community management space looking to build a team that performs.

🔗 Subscribe, share, and let us know what you think!

In this episode of 'Guilty by Association,' Eddie Key and Ben Currin, CEO of Vantaca, delve into the impact of AI on community association management. The discussion covers the historical evolution of community management technology, from basic general ledgers to today's advanced AI solutions. They explore how AI can transform workflows, enhance human capabilities, and redefine community management. Key topics include the role of AI agents, the potential for job transformation rather than loss, and practical examples of AI in use. Ben emphasizes a future of greater productivity and human connection, driven by AI's rapid advancements.

00:00 Introduction to Guilty by Association

00:26 The AI Revolution in Community Management

01:05 Evolution of Community Management Technology

04:04 The Three Eras of Community Management Technology

06:55 Embracing AI in Daily Life

14:34 The Future of AI in Industry

23:11 Vantaca's AI Innovations

26:02 Conclusion and Call to Action

How do you balance processes that have worked in the past with new emerging technologies that help a community run more efficiently? Ricky Zilem, VP of Business Development with PS Property Management in Austin, Texas, stops by the Guilty By Association studio to chat about the questions community management associations are asking themselves, and new tech solutions emerging in the CAM industry. Cohosts Shelly DeAntonio and BD Snow also become the interviewees when answering Zilem's questions about how Vantaca approaches our relationship with community association management companies.

Guilty by Association: The Vantaca Podcast is available for streaming on Spotify, Amazon Music, Apple Podcast, and More!

From learning customer service standards from one of the leading hospitality chains in the world he believes that understanding how to service the client and provide top quality service is what has allowed Brigs to evolve year after year while acquiring other companies.

Scott chats with BD and Shelly about the transition of acquiring a company and maintaining a positive culture and exceptional customer service.

Learn how the Association Services of Washington pivoted during and after the pandemic with their employees and their clients. How has the pandemic changed the landscape for where people live, and will they commute to work? How were receivables impacted due to the pandemic?

While the day-to-day hustle of running a management company embodies many moving parts, Evelyn and her team came up with a creative way to record some of the most memorable and outrageous HOA stories.

Lisa Turner with Silver Leaf Management Company in Loganville, Georgia sits down with BD Snow and Shelly DeAntonio to peel back the layers of the transition and evolution of Vantaca. Lisa takes us through Silver Leaf’s 5-year journey with Vantaca and how it has impacted her company, employees, and board members.

Lisa also lets us in on some of her strangest violations yet, HOA after dark….

Technology has allowed PRM Chicago to have an employee work-life balance, efficient training, analyzing data, and recruiting.

Vantaca’s software has allowed Niall and PRM Chicago to customize workflows, and dictate the software for his company and not have the software dictate the company.