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  • September 19, 2018 12:41 PM | Anonymous

    There were over 30 attendees at the Thursday, September 13, 2018 Deerfield Library Seminar, "How to Deal with Difficult People". 

    Presenting the topic, “How to Deal With Difficult People” was Jim Stoller,  President of the Building Group, Jim presented strategies on how to manage conflict between the Board members and the unit owners. He presented a packet of resource materials that provided “take home strategies” that will be useful long after this seminar ended.

    Some techniques to encourage a positive and productive environment included: 1) Having specific goals timetables and priorities 2) Preventing discussions from becoming personal; 3) Distributing accurate information to all board members and unit owners, 4) Setting up fact finding committees to obtain information 5) Using independent experts to provide technical information.

    He gave tips on how to reduce conflict at the Board Meetings with communication with unit owners being the key component. If Boards create and consistently enforce rules and regulations, a board meeting atmosphere of fairness and predictability occurs. If Boards respect their managers, the unit owners see a team effort at Board meetings and harmony at the meetings exist. Involving the unit owners and providing an inviting atmosphere, the unit owners are prone to attend where they feel welcome. A win win situation is inevitable.

    When conflict does arise, Jim Stoller provided ways to approach a conflict situation. He stated that knowing the ways people approach a disagreement will assist you to choose the best tactics for resolving conflict. These ways were: 1) Direct aggression 2) Collaborative 3) Compromising 4) Accommodating 5) Avoiding .

    The tips that he stated for resolving the Conflict and Handling Difficult People were:

    • Be Proactive
    • Listen and Stay Calm
    • Encourage the people involved to share their perspective
    • Discuss possible solutions
    • Be empathetic

    The attendees had a chance to share their Board experiences and get tailor made answers to their questions. Boards and unit owners have to take an objective look at all parties’ behavior and seek common ground for a harmonious outcome which will be beneficial for all parties involved.

    This task involves time and effort to analyze, diffuse heated discussions, using techniques as Jim Stoller advocated.

    The ACHA Board of Directors are grateful for the expertise in the subject matter Jim Stoller provided.

  • September 17, 2018 12:39 PM | Anonymous

    By David Hartwell, Esq.,
    Penland & Hartwell, LLC
    Chicago, IL

    Question: Last fall our condo board approved the association’s annual budget, which included a special assessment to cover expenses for a painting project.  At that time the board was still reviewing bids and, for budget purposes, included the higher-end bid of $120K and special assessment model of $70K in the budget.  (The rest of the project was being funded through reserves). 

    Since the time the budget was approved, the board ultimately accepted a lower bid of $70K and special assessment model of $45K.

    Is it appropriate to amend the budget with the new figures?  What are the ramifications of changing the budget once it’s approved?

    Answer: If a budget contains a line item for a capital improvement project to be started in that year, then a special assessment would not be necessary.  However, if the board sought funding for a project that was not previously budgeted for, then a special assessment would be necessary and must be passed consistent with Section 18(a)(8) of the Illinois Condominium Property Act (“Act”). 

    If the cost of the painting project was part of the budget, then theoretically under this set of facts, there would exist an operating surplus at the end of the year due to the significant disparity of the lower project cost.  If this occurs, the board should then consult the declaration to determine how operating budget surpluses are to be addressed for that association. 

    Depending upon the fiscal year of the association, I would likely recommend that the board consider amending its budget to reflect the actual cost of the painting project.   The board should also consult with its accountant during this process.  Alternatively, if the painting project is being funded from a special assessment, the board should first look to the special assessment resolution to determine if it only specified the painting project or also addressed other maintenance, repair and replacement of common elements.  If the latter is true, the additional sums collected could be used for other contemplated projects and the board would need to vote on the additional expenditures at an open meeting; otherwise, the special assessment should be amended to reflect the actual cost of the project.  A potential ramification in amending the special assessment is that it may reopen the unit owners’ opportunity to attempt to reject it, as set forth in the procedures of Section 18(a)(8)(ii) of the Act, if the proposed new amount exceeds more than 15% of the budget.  If the amount does not exceed the 15% threshold, then no challenge can be made. 

    Lastly, the board could consider levying the original special assessment thereby avoiding the need to draw on reserves.    As a practical matter, every board should act consistent with its governing documents and should act in the best interests of all of its owners.  In my experience, most owners want to see the board acting in a fiscally responsible manner, especially when it pertains to a special assessment.

    As set forth in 18(a)(6) of the Illinois Condominium Property Act, the board must send out the new amended budget at least 25 days prior to the date of the meeting at which the board intends on approving it. 


  • September 12, 2018 12:36 PM | Anonymous

    By: Maya Ziv-El of Keough & Moody, P.C. 

    Common Elements-What are they and why should they be maintained? 

    One of the primary responsibilities of a Board of Directors is maintaining the common elements. Every Association defines a common element a little differently, but generally speaking, it is any part of the Association that is beyond the unit itself and not otherwise defined as a limited common element. Common elements can include roofs, exterior walls, landscape, utility areas, hallways, among other items. 

    Maintaining the common elements is important on many levels. It is important at minimum to maintain the property value, and may even increase the resale value of your unit. It is also important to maintain the aesthetics of the property as well as the integrity and safety of the structure. If common elements are not being maintained properly, not only does the Association suffer through the disrepair, but the situation may lead to loss of revenue of assessments, costly lawsuits, and an unhappy community overall. 

    The Costs of Failure to Maintain the Common Elements 

    In June of 2012, the Illinois Appellate Court held that in a lawsuit to collect common expenses from an owner (through seeking an order for possession,) the owner could raise as a defense to not paying assessments the issue of the Association’s failure to maintain common elements. Spanish Court Two Condominium Ass’n v. Carlson, No. 2-11-0473 (Ill. App. Ct., June 27, 2012). In practical terms, this means that in certain instances an owner can lawfully withhold assessments if the Association is not maintaining the common elements. This recent law makes it more important than ever for an Association to make maintenance of the common elements a top priority. 

    Besides the potential for lost assessment income, a Board’s failure to maintain common elements can also open up the Association to various forms of liability. For example, a failure could result in damage to an Owner’s unit, or maybe even cause injury to an owner because of unsafe conditions. Depending on the situation, the Association may find itself in court defending against claims for negligence, injury, breach of fiduciary duty, etc. 

    An Association may also have to defend against a lawsuit for breach of contract. Besides being outlined in the Illinois Condominium Property Act, the duty to maintain common elements is also usually found in the Association’s governing documents. Therefore, an owner may attempt to bring an action against the Association for breaching the governing documents (the “contract”) by failing to maintain the common elements. 

    So What Should We Do? 

    There are no winners when common elements are not properly maintained. The owners can suffer because of maintenance issues that may affect individual units and lost value of their units. Associations suffer collectively because of the costly repercussions of owners withholding assessments, defending expensive lawsuits, risking unsafe structures, and overall disgruntled members. 

    A concerned member can start by attending a board meeting, contacting the manager, or even running for a board position. An Association should begin by ensuring that its management company has the knowledge and foresight to keep the property at its best. 

    *Also contributing Rosario Spaccaferro of Keough & Moody, P.C., 1250 E. Diehl Rd., Naperville 60563 630-245-5068 ^ www.kmlegal.com 

  • August 28, 2018 2:35 PM | Anonymous

    An Interview with Oak Grove Condominiums

    ACTHA: Give a brief description of your subdivision, location, size, type, method of governance, self-managed or Management Company?

    We are a condominium complex in Midlothian, IL. about 30 miles south of Chicago. We have 12 buildings with 144 units total. We are self-managed.

    ACTHA: Give a description of your Association Board; number of directors, master, sub-association.

    We have 5 Board members no master or sub-association.

    ACTHA: What does your Board do that makes your Association function smoothly? Name three factors.

    Our Board runs smoothly because all of the board members want to make our complex a great place to live. Even if there may be a difference of opinion everyone is respectful and hears out any ideas. We have set meetings 4 times a year already scheduled by our November voter’s meeting, so all board members are aware of the date well in advance. The board has the meeting at a local pizza place on half price day, so it is economical and provides a more relaxed environment to hold meetings over dinner.

    ACTHA: What have you implemented at your Board Meetings that works well during Homeowner Sessions?

    For a long time, our Board meetings had a lot of interruptions and questions while the Board was discussing business. Once we were all on board with reminding owners this is a meeting for the Board to discuss business and we are very happy to take questions after the meeting we had a much smoother meeting. Once owners knew we wanted to hear what they had to say, and we would answer questions at the end everyone was happy with that. We always have a table set up as you walk in to sign in the meeting, we have last meeting’s minutes and the nights agenda set out. We also found serving pizza during the board meeting rather then after gave the owners something to do while they listened to Board discussions. The Board not only answers any owner questions, but 2 or 3 Board members usually stay after most people have left and chat with owners still there to get a feel of how they things are going.

    ACTHA: What are your most recent accomplishments? Projects for example.

    Our Board has been busy! In the last few years we have put on 96 new balconies. We have 10 new roofs and gutters with the last two roofs going on this fall. We had to repair a huge sink hole between two of our buildings that cost as much as 3 or 4 roofs! We are also FHA approved and that was a lot of work.

    ACTHA: What are your challenges in your community you as a Board deal with?

    Our biggest challenge right now is the age of our buildings. They were built in 1974 and converted to condominiums in 1981. We have the best maintenance person and without him, it would be very difficult to keep up with repairs. We worked very hard the last few years to get the bones of the buildings sound, now we are taking the piping repairs and age-related problems as they come up. The challenges in the community mostly stem from trying to get people that do not live in the complex to stay off the property. While we want to be good neighbors, we have a lot of people in the community walking through our property to get to businesses on the other side of us. They cut through our property and throw trash and break our fence regularly.  Dog owners on and off the property are a big issue also. We have many dog owners that do not clean up after their dogs and cause a mess.

    ACTHA: What do you do for community “buy in”?

    We do have a “buy in”. We call it a Capital Contribution and it has been in effect since 1993. We explain to the buys that they have a new balcony and new roof that all owners have paid for and they will have the benefit of all the improvements made.

    ACTHA: Tell us about the most rewarding part of your volunteer run.

    I think in talking to Board members the most rewarding part of the job is keeping our complex a wonderful place to live and being involved in how that gets done.

    ACTHA: What advice would you give new Board members?

    To a new Board member, I would be honest and tell them it’s a lot of work for which many homeowners are not very grateful. The upside is they are helping maintain the place they live and have a vested interest in seeing do well. Their opinion matters! Read the By-Laws and Rules & Regulations and be familiar with them. If you listen to an owner and they feel heard that is a great start on resolving an issue.

    ACTHA: Who are your most valuable resources? Attorney, Manager, Accountant, Management Company, Community officials, Police, Fire Depts.

    Our most valuable resources are many. Our maintenance person can do just about anything. Our attorneys Kovitz, Shifrin & Nesbit always keep us on the right path, we are in contact with them a lot. We have a great accountant that we depend on for Quarterly statements and tax work.

    ACTHA: How do you foster harmonious Board relations?

    I really believe when someone serves on the Board it is to keep our community a great place to live and protect their investment along with all the other owners’ investments. When everyone has the same goal in mind it makes it easier to work as a team. We all have different opinions and ways to do things, but with the same goal.


  • August 28, 2018 10:40 AM | Anonymous

    Adrienne Levatino was appointed by Kreg Allison , the Director of the Division of Real Estate for the Department of Financial and Professional Regulation, as the Condominium and Common Interest Community Ombudsperson as of January 1, 2017.

    The mission of the CCIC Ombudsperson is to provide information to unit owners, condominium and common interest community associations and their respective boards in order that they all may better understand their rights and obligations under the Condominium Property Act and the Common Interest Community Association Act.

    The Role of the Ombudsperson is under the Division of Real Estate for the Department of Financial and Professional Regulation .

    What does the CCIC Ombudsperson do?

    The role is to educate unit owners , associations, and their respective boards. There are two publications available for this purpose provided on the Department of Financial and Professional Regulation’s website.

    The other role is to respond to relevant inquiries by providing educational materials and directing citizens to relevant resources.

    What does the CCIC Ombudsperson not do?

    The Ombudsperson does not provide legal advice or advocate services; The Ombudsperson does not enforce any laws to regulations, including the regulation of registration of profession, associations, companies, or people. The Ombudsperson does not hear, mediate, or resolve issues between unit owners and associations, complaints of discrimination, complaints about community association managers also known as CAMS.

    What has been happening ?

    During the period beginning January 1, 2017 and ending June 11, 2018, the Ombudsperson received 140 written inquiries. Of the persons submitting inquiries, 118 provided his or her address and 136 identified their “status” (attorney, board member, unit owner or “other”). The vast majority of those submitting inquiries (83%) were unit owners, while only 13 (approximately 9%) were individuals who identified themselves as board members. Among those who submitted written inquiries, only 118 (84%) identified the municipality within which they resided. Of these, 39 (33%) lived in an association within the City of Chicago.

    The Ombudsperson was able to identify a specific subject for 128 inquiries. More than onethird of the inquiries raised governance issues—whether a board provided adequate notice of meetings, whether the board improperly conducted business in closed session and other claimed instances of lack of adherence to the Condominium Property Act or an association’s governance documents, for instance. Ten percent of the inquiries, most of which were received shortly following the effective date of the Act, questioned whether or when their association needed to have a written complaint process or whether or when associations were required to register with the Department. The Ombudsperson received nine inquiries concerning deconversion, nine questions relating to the imposition or collection of regular or special assessments, eight inquiries regarding the maintenance or availability of association records and eight questions related to the adoption or enforcement of rules.

    The Ombudsperson role is not a full-time position and the Ombudsperson also serves as the Associate General Counsel in the Department’s Division of Real Estate. The Ombudspersonhas no additional staff. Approximately thirty-five percent of her time is devoted to serving as Ombudsperson.

    The ombudsperson Adrienne M .Levatino’s office is located at 100 West Randolph, 9th floor, Chicago, Ilinois, 6060.1

    The website is http://www.odfpr.com/CCICO/ You may reach her at : 1 (888) 473-4858. 


  • August 28, 2018 10:37 AM | Anonymous

    By: James A. Slowikowski, Dickler, Kahn, Slowikowski & Zavell, Ltd. 

    All condominium, master, and community associations have directors and officers, but the roles of directors versus officers are often misunderstood. The officers, while also directors, have distinct, additional functions and duties. Many times there is a mistaken belief that the officers have some decision making authority, but they do not. 

    The directors are elected by the association membership. The board of directors is responsible for the operation and management of the association and all of the property. The directors, as a board, make all of the decisions necessary to operate the association. All decisions must be made by the board at an open board meeting. When a quorum of the board is present, the decisions are made by the vote of a majority of the board members present. Generally, no single director has any legal authority to make decisions for the association. These decisions must be made by the board. In some instances, the board may authorize and direct certain officers or directors, or management, to take a specific action, but the board must have first approved the authorization and direction at the board meeting. 

    The officers of the association are generally elected by the directors, from among the board of directors. The officers do not make decisions, that is the function of the board. The Condominium Property Act and the Common Interest Community Association Act require that each association must have a president, a secretary, and a treasurer. Some bylaws may provide for other officers, such as a vice-president or an assistant secretary. The officers have specific functions which are identified in the Acts and in the bylaws. 

  • August 27, 2018 10:36 AM | Anonymous

    PLAINFIELD, IL – Pavement Maintenance & Reconstruction, the leading magazine in the pavement industry with over 30 years of publishing experience, has chosen Maul Paving/Sealcoating/Concrete as one of the nation’s Top Contractors of 2018.

    For over 30 years, Maul has provided paving, concrete, and sealcoating services to businesses of all sizes: from national to local retailers, and industrial to commercial properties.  Their unique mix of expertise and grit makes a strong impression.  Respect for the work and the client is the foundation of everything they do.  As a 2018 Top Contractor, Maul was chosen by the Pavement Maintenance & Reconstruction editorial staff for meeting a high set of standards.

    “As a team, we always look forward to announcing the Top Contractors of the year,” stated Amy Schwandt, publisher of Pavement Maintenance & Reconstruction magazine.  “The industry segmented lists showcase companies that have put in a lot of hard work to be where they are today.  Congratulations to this year’s winners!”

    Allan Heydorn, editor of Pavement Maintenance & Reconstruction commented, “It is a great honor to be awarded the recognition of Top Contractor in the nation.  We received many great entries, all of which show impressive growth moving forward in the industry.”

    With over 30 years of expertise under our belt ourselves, it sure feels good to be named.  Since that summer of ’86, we’ve been working to give people’s ground the Respect it deserves,” remarks Maul President Eric Maul.  “We didn’t get into this business for awards.  But going forward, this great honor is going to strengthen our resolve for Respect.  Here’s to sealing the deal for 30 more years.”

    ##

    About Maul Paving/Sealcoating/Concrete

    For over 30 years, Maul has provided paving, concrete, and sealcoating services to businesses of all sizes: from national to local retailers, and industrial to commercial properties, no job is too big or small.  Your parking lot is your businesses’ first impression, and Maul makes it last.  It’s time your ground gets the Respect it deserves.  For more information visit www.maulasphalt.com.


    About Pavement Maintenance and Reconstruction’s 2018 Top Contractors List

    Additional information on Top Contractors can be found on the 2018 Pavement Top Contractor landing page of ForConstructionPros.com.  Construction professionals can follow pavement news via Twitter and Facebook.


  • July 02, 2018 2:44 PM | Anonymous

    According to a press release from Cook County Treasurer Maria Pappas, as many as 31,000 senior citizens could save a total of $43 million on their property tax bills due August 1, 2018, by applying for exemptions they received in the previous year.

    Those homeowners received the Senior Citizen Homestead Exemption last year but have not reapplied, according to an estimate by the Treasurer's Office. Of those seniors, roughly 21,000 received the Senior Freeze Exemption last year but also have not reapplied, Pappas added.

    To verify tax exemptions going back four years, visit cookcountytreasurer.com and:

    • Select the purple box, which says "Your Property Tax Overview"
    • Enter your address or Property Index Number (PIN)
    • Check the results under "Have You Received Your Exemptions in These Tax Years?" 

    State law requires that senior citizens reapply every year for these exemptions, which are available to homeowners who are 65 years of age or older. The Senior Freeze, which prevents increases in the taxable value of a home, is limited to seniors with annual household incomes of $65,000 or less. Some of the homes may no longer be eligible for the exemptions.

    Applications for tax exemptions are available from the Cook County Assessor's Office. If the Assessor's Office grants the application, it will issue an adjusted bill for the Second Installment of Tax Year 2017, due August 1, 2018.


  • July 01, 2018 2:44 PM | Anonymous

    Patricia Bialek , Vice President of First Service Residential , was the speaker on July 11, 2018

    at the Deerfield Public Library, Deerfield , Illinois. The topic was Building a Better Community ,

    How to End Apathy? Upon doing research , Patricia stated that this topic has never been dealt

    with before in a seminar by any organization in the condo world.

    The interested crowd was given a myriad of ideas on how to “pep up” the community.  A power

    point presentation accompanied her energetic presentation.

    Her main points included:

    • Community Apathy is a bad habit.
    • Community members need a “push cultivated by the Association leaders.
    • Survey the community.
    • Employ the community website.
    • Newsletters and establishment of website with unit owners contributions.
    • Constant Communications with unit owners.
    • Establish Committees and Volunteers after points of interest are known through the results of the survey.
    • Tap into the community “beavers”: Those who wish to contribute time.
    • Listen to the suggestions and value each contribution.
    • Have picnics, pool get togethers organized by the committees.
    • Tap into the community interests. Organize clubs of interest. Start traditions.
    • Use the Community Clubhouse for social purposes as well as Association Meetings.

    She gave not only suggestions but concrete examples on how to implement the suggestions.

    Another resource was community businesses, realtors, and local, state and Federal Officials  and involvement into the ACTHA and CAI organizations.

    The attendees walked away energized and eager to implement the ideas Patricia Bialek offered.

    In conclusion one would summarize the plan for community building . Actions bring results. Involvement of all members of the Community is the formula.

    Reaching out to the community is the starting point of success. Using the talents of the community and seeking to value the contributions of the volunteers causes a cycle of involvement. Who wouldn’t want to try out these ideas?

    The ACTHA Board of Directors wants to publicly thank Patricia Bialek for her contributions to ACTHA .


  • May 03, 2018 2:43 PM | Anonymous

    ACTHA wants to give all of their associations the chance to learn more about one another, so this month    we interviewed Tahoe Village Condominium Association in Wheeling! 

    ACTHA: Give a brief description of your subdivision, location, size, type, method of governance, self-managed or Management Company?

    Tahoe Village: We are Tahoe Village Condominium Association located ½ mile south of Dundee Rd. off of Buffalo Grove Rd. in Wheeling, IL.  We are a 435 unit townhome community that is self-managed by the Board of Directors.

    ACTHA: Give a description of your Association Board; number of directors, master, sub-association.

    Tahoe Village: The TVCA BOD is made up of 7 Directors including President, Vice President-Internal Affairs, Vice President-Exterior Modifications, Treasurer, Secretary, Sergeant-at-Arms and Director-Special Projects.

    ACTHA: What does your Board do that makes your Association function smoothly? Name three factors.

    Village Tahoe:

    1)       The Board of Directors treats each homeowner with respect and we are comprehensively consistent with how we handle problems and resolve issues with all of them. 
    2)       We meticulously select vendors and outside contractors and negotiate long term contracts to ensure quality service and advantageous pricing.
    3)       We have a dedicated, professional and efficient Maintenance Staff, and an excellent Office Manager who makes sure all homeowner’s questions are answered to their satisfaction and all paperwork, correspondence and communication is timely and thorough.

    ACTHA: What have you implemented at your Board Meetings that works well during Homeowner Sessions?

    Tahoe Village: Our meetings are well organized and orderly.  If a homeowner has a question or subject they would like to discuss at a meeting, we ask them to fill out a form with their name and topic/question.  At one point during the meeting we have a “Homeowner’s Forum”, where each homeowner that completed a form can present their issue to the BOD for discussion.

    ACTHA: What are your most recent accomplishments? Projects for example.

    Tahoe Village: Our current capital project is a complete roof tear-off and new roof application for all 453 units in Tahoe.  This is being funded completely with reserves and there is no need for a special assessment or loan.  Tahoe Village is an ACTHA Certified Learn & Lead Association, whereby all Directors are Certified Association Community Leaders.  We are also a certified Wheeling Crime Free Multi-Housing community, as well as voted “Best Community” for National Night Out 2009, 2010 and for best theme in 2011-2016.

    ACTHA: What are your challenges in your community you as a Board deal with?

    Tahoe Village: Tahoe Village is a “melting-pot”, with a multi-racial, multi-ethnic and multi-cultural homeowner population from all over the world.  While diversity brings a healthy mixture of customs, music, ideas and practices, it can often times be challenging in an environment where we strive for continuity and consistency in both exterior appearance of our units and grounds, as well as the rules and regulations that govern unit owners’ behavior.  Our challenge is walking the thin line between being homeowner friendly, yet strict and stringent when it comes to exterior home modifications and adherence to association governing documents and rules.

    ACTHA: What do you do for community “buy in”?

    Village Tahoe: Tahoe has two major social events during the year which give the opportunity for homeowners to come out, mingle with their neighbors and get to know each other.  In early August we sponsor the TVCA National Night Out, which last year saw some 300 residents attend an evening of music, food, games and comradery.  During National Night Out, the Board stresses calling 911-Emergency for anyone who sees unknown strangers or witnesses anything unusual that could result in illegal activity in our community.  We offer raffle prizes, fun for the kids, a DJ, pizza, popcorn and ice cream!  Then, at the end of October, we have our annual Halloweenfest with prizes for best costume, music, games, pizza and candy for all.  We also utilize this opportunity to invite an officer from the Wheeling Police Department to talk to the kids about door to door trick or treat security and candy safety.                                                               These events are co-sponsored by our thankful and loyal vendors!

    ACTHA: Name a funny incident that occurred to your Board during a Board Meeting.

    Village Tahoe: A homeowner that was caught sleeping and snoring loudly during a meeting, had a “rude awakening” by the sound of the President’s gavel!

    ACTHA: Tell us about the most rewarding part of your volunteer run.

    Village Tahoe: Constantly working on behalf of each and every homeowner, to improve quality of life, value for our assessment dollar and overall pride of ownership in Tahoe Village.

    ACTHA: What advice would you give new Board members?

    Village Tahoe: Don’t take anything PERSONALLY!

    ACTHA: Who are your most valuable resources? Attorney, Manager, Accountant, Management Company, Community officials, Police, Fire Depts.

    Village Tahoe: Yes--all of the above (minus the Management Company)--as well as our vendors, in-house maintenance staff, board members, concerned residents….and of course…..ACTHA J

    ACTHA: How do you foster harmonious Board relations?

    Village Tahoe: Each Director is always allowed to speak their mind and we don’t judge each other--everyone’s opinion matters and is taken seriously.  In the end, after everything is hashed out--when we decide to take action…it’s as a Board--we present a united front.


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