Dave Wojaczynski: 0:00

Our current strategy is, if you get a roof leak during the rainy season, we're gonna throw a tarp over it, and then when it's the dry season, we're gonna give you a new roof. So that's the fairest way you can approach it. It doesn't give favoritism to board member, friend or whatever it's you got a roof leak, we're gonna give you a new roof. We're not gonna catch it.

Announcer: 0:23

A regular highlight of the HOA insights podcast is our board heroes feature, where we dedicate one episode each month to celebrate the remarkable efforts of HOA board members to us a board hero is one of the 2 million elected volunteers who deserve recognition for excelling in a role that often goes unnoticed. Today, we're excited to spotlight one of these exceptional board heroes and share their inspiring story. If you match our definition of a board hero, or know someone who does, please reach out to us. Our contact details and those of our sponsors are provided in the show notes.

Robert Nordlund: 0:53

Welcome back to Hoa insights, common sense for common areas. I'm Robert Nordlund, and I'm here today for episode number 103, with a special guest, Dave wojcie, another one of the board heroes. We're proud to celebrate I learned of Dave because he's a regular podcast listener who recommended someone else as a board hero, a board member in an area of Los Angeles that just suffered through a dreadful wildfire because of her heroic efforts to prepare her association to be fire resistant, they suffered minimal damage. Well, we haven't yet been able to get her on the podcast. I'm sure she'll have a heck of a story to tell once she's through with her wildfire aftermath, but Dave has a remarkable story of his own to share. It's a real treat to have all these people that we can share with you, and it's a real treat to have Dave here today to share his stories all. What we're finding here is that these are just some amazing people with tremendous stories, and again, they're the normal board members that you just see all around you. Well, I hope you enjoyed last week's episode number 102, with regular co host and insurance expert Kevin Davis discussing how to avoid uneven enforcement of association rules, and that continues to be one of the major sources of breach of fiduciary claims. So we want to help you avoid that problem at your association. If you missed that episode or any other prior episode, you can find them on our podcast website, Hoa insights.org on your favorite podcast platform or on our YouTube channel, but better yet, subscribe to the podcast in order to get every episode delivered right to your phone or mobile device. Well, those of you watching on YouTube can see the HOA insights mug that I have here, that I got from our podcast merchandise store, the merch store, which you can browse through from our HOA insights.org website or the link in the show notes, and you'll find we have some specialty items like this for sale and free board member zoom backgrounds and As a special promotion, go to the merch store, browse through the items, pick a mug you'd like to have, and if you're the 10th person, to email podcast@reservestudy.com with your name, address, mug choice and mentioning episode 103, mug giveaway, we'll ship it to you free of charge. We enjoy hearing from you, and most episodes are in response to a topic, topic that you've recommended. So stay in contact, letting us know what questions you have or topics that you'd like to hear more about. Leave us a voicemail at 805-203-3130, leave a comment on the YouTube video or send us an email at podcast@reservestudy.com but back to today's episode. Dave wojcie is a board member in a 95 unit condo in Southern California, in an area sensitive to wildfires. He's been a board member for over five years, but has had some significant recent success in building his Association's resistance to wildfires, and it's an important tip that I want to share with our entire audience. So today, our guest board hero, as I said, is Dave wojcie from Stony Point of bear brand in beautiful Laguna Niguel, California. So Dave, welcome to the program. Thank you for having me. Robert. Well, great. Tell me, how long have you been at Stony Point at Bear brand, well, I've owned

Dave Wojaczynski: 4:26

my unit since 2013 rented it out for a bit, and then my wife and I moved here in 2015 I say I, I bought it in 2013 Okay, and my, my wife and I moved here 2015 so about 10 years living here, 12 years only

Robert Nordlund: 4:43

tell me a little bit more about the association itself. How old it is, things like that. Well, our community

Dave Wojaczynski: 4:48

is about 30 years old. It's began construction, I believe, in 1992 so a bit over 30 that's you've mentioned on previous programs. 30 years old is kind of the time when you have to start putting some money. Back into the place, because thanks to stage roofs and our annual budgets, around 660k and we're mostly owner occupied. We got a few rentals, about 25% but not too many. And our renters are good people, just as much in their owners, so we treat them equally.

Robert Nordlund: 5:17

Yeah, well, you started as a renter. Well, I rent a rental owner, the

Dave Wojaczynski: 5:22

rental owner, yes, yes. And then we moved into being a resident, where we decided to downsize from our our larger house after the kids moved out.

Robert Nordlund: 5:31

Yeah, and you probably said, that's a nice place to live. It's a

Dave Wojaczynski: 5:34

great community. It's a great location. We're near the beach. We're near Laguna Beach. We're near San Clemente. We're near San Juan. Corona is just a perfect place to leave and live. In my opinion,

Robert Nordlund: 5:46

I think you're making a lot of people across the country jealous.

Dave Wojaczynski: 5:50

Yeah, it's, it's, it's, I just like it living here, and I want to see the community thrive and be maintained. Well,

Robert Nordlund: 5:57

that kind of leads me to my next question, what got you interested in serving on the board, moving from an owner to the board member level? Of things?

Dave Wojaczynski: 6:08

Well, when I first moved here as a full time resident in 2015 I decided to go to every board meeting, every board meeting, without fail. And I just wanted to understand how things worked at the board level, how things got done or cases didn't get done. So I just wanted to be an active participant. I'm retired now. I plenty of time to dedicate to my volunteer activities, and this was just one of them going to every meeting. One of the things I noticed in the beginning was the Word table got mentioned a lot. It's like, oh, here's this big project. Can't decide what to do. Let's table it to the next meeting. And that happened, meeting after meeting after meeting. And finally, I raised my hand and said, I volunteer to help manage this project. I will go out and whatever the project is, and there were several, and they now go out and look at vendors to get quotes, I'll write up a spec for the vendors to quote. My background is the background as an engineer, computer engineer. So I'm very detail oriented. I'm used to managing projects and writing detailed specs for those and so I brought those skills to the board to help them get things done. And, you know, it got done. You know, I volunteered for a lot of projects and got them done.

Robert Nordlund: 7:24

Well, that sounds like, just like the progression there. It wasn't any particular crisis that got you onto the board. It was a matter of saying, I own this place. I like living here, and I would like it to be a good place for a long time. Is that kind of what was in your

Dave Wojaczynski: 7:41

heart? Oh, yeah, we took a lot of money invested in so we want to see it protected. Yeah,

Robert Nordlund: 7:46

you're, you're an owner who cares. I like it now, and I want to still like it in 10 years. Tell me so you ran for the board, and everything's been hunky dory since then. Well, first

Dave Wojaczynski: 7:58

time I ran, I didn't, didn't win the election. It was kind of early into my residence here, so I don't think a lot of people knew, you know, personally, so just made the name recognition wasn't there. But I continued to volunteer for everything I could, committee wise. And eventually I got onto the board several years ago, and was on the board four years, and then I left for two years and then went back on again. That's

Robert Nordlund: 8:24

an interesting point that you ran for the board, and I bet the board members felt that you would be good because you're there, you're active, you're helping, but you can get five board member votes, and that's not going to get you on the board.

Dave Wojaczynski: 8:36

I think the lesson learned is, if you want to get on the board, sometimes you have to campaign. You have to not knock on doors.

Robert Nordlund: 8:43

What's your current role on the board? Now? Your position?

Dave Wojaczynski: 8:48

Well, in the past, I was vice president. Role. Now I'm number at large. But the reality is, the titles need little whatever position I'm in, I'm gonna do the Spain. I'm gonna watch the numbers for the budget. I'm gonna manage projects. I'm gonna really push the board to get things done. So the titles mean little.

Robert Nordlund: 9:07

I think I got that from what you said earlier. You're gonna be that extra person to be able to add some hours to it and get things done. The thing I

Dave Wojaczynski: 9:15

found too, is you gotta have someone, or more than one person, on the board that's really pushing to get things done. If you don't push, nothing gets done on an HOA board. It's just, they just kick the can down the road. So there has to be someone taking the torch and going forward,

Robert Nordlund: 9:32

right? Someone who you use the word campaign for a position on the board. You also need to campaign to get things done. I will take this agenda forward. I will get this project done. If you are just thinking, how can I minimize my time on the board that's probably not a board member who's going to be successful, or an association that's not going to be successful with that caliber of board members? Yeah,

Dave Wojaczynski: 9:57

I put a lot of time into the. Board, and then I can because I'm retired. I mean, other people who are on the board have full time jobs. They have limited time, but I have time that available.

Robert Nordlund: 10:08

Tell me a little bit more. Is it the board who runs the association? Do you have professional management? How's that work? At Stony Point at Bear brand, we do have a

Dave Wojaczynski: 10:16

professional manager that, you know, coordinates vendors and getting quotes in and takes care of repairs that are requested by owners and things like that. Of course, we have the five member board that approves major expenditures and sets the path forward.

Robert Nordlund: 10:33

Is the board pretty fixed in these are the five that do it? Or do you get a few people that rotate on and off over the years. It

Dave Wojaczynski: 10:42

depends on the time frame. I mean, we've had time frames where the same members have been on the board for long periods of time. We're probably in a time frame now where some members are going to rotate off and we'll get new ones on at the next election coming up in July. So we'll just see what happens.

Robert Nordlund: 10:59

And do people serve for our board member terms one year or multiple years.

Dave Wojaczynski: 11:04

They're, they're two year terms. And so we have, you know, two who then are elected in one year, and three, they're elected in the next year. So staggered, staggered

Robert Nordlund: 11:13

election, slapping staggered. I like that. The thing that captivated my interest was your story about minimizing your exposure to wildfire, or, in your words, hardening the association. Tell me what alerted you to this being a problem. About two years

Dave Wojaczynski: 11:28

ago, we had a fire called coastal fire here in Laguna Niguel, and it was only about two miles from our location. There was about 20 homes that were lost in this fire. And this fire was a little bit unusual in that it was driven by onshore winds, not offshore winds that we usually have with our Santa Ana winds that happened in Southern California. You know, something happened so close to you wonder, boy, this could happen to us, you know, we're close to this area, and what can we do to prevent that? And so I started looking into what really happened in this situation. And this was an area where I had been hiking along the tray bail, along the trail in front of these houses several times, and I had noticed that boy, they seemed to done everything right. They had that 100 feet of brush clearance in front of their houses. Their houses all had tiled roofs. They had mostly stucco exteriors. How could these things burn down?

Robert Nordlund: 12:27

Yeah, not like wood siding, wood decks, Wood shgo roofs. It wasn't necessarily inviting fire damage.

Dave Wojaczynski: 12:35

No, not at all. And these were big homes too. They were 10, $20 million homes that burnt down. So I did some research. And one of the researches that I did was I went on YouTube and looked for videos of a fire. And if you go into YouTube and put in coastal fire, lagoon and Gale, you can pull these up. But there's one video in particular that was very light. It was about an hour and a half long, so it'll watch the whole thing, fine, but you can skip around in it. But one of the things What's clear to me, what's clear to me was that every home that burnt down started as an attic fire. You can, you can see a progression of things that happened in the fire. What the The first thing is the hillside caught on fire, and like I said, the wind was blowing hard that day, but those flames never actually touched the buildings that caught fire. What affected the buildings that caught fire was the embers that were blowing, flowing

Robert Nordlund: 13:29

through the air, through the

Dave Wojaczynski: 13:31

air. And you can see on the videos like, oh, there's an attic. I can see smoke coming out of it, and then, and this is like, an hour or more after the fire is essentially out on the on the hillside.

Robert Nordlund: 13:44

So Dave, what you're talking about is wind driven fire. It's burning the low brush around because the association has cleared up the 100 foot defensible area. And we're not talking about the fire actually flames. We're not talking about walls of flames. We're talking about wind driven embers floating through the air, the kind of things you feel, you can feel the heat coming, and they are not literally lighting the roof on fire. They're not lighting the stucco on fire, not lighting the decks on fire, but they're getting sucked up into the attic. Is that what we're talking about here?

Dave Wojaczynski: 14:19

Exactly, exactly, and it's clear from the videos of the Laguna and Miguel coastal fire, was that all of the homes, all of the homes that caught on fire, were attic fires. They get into the attics rude the Ember through the vents in your roof or the vents in your eaves. And the newer standard is to upgrade those to fire mesh vents. And there's also specific types of vents that have chemicals in there that when they get hot, when the air gets hot, it will expand and actually close off the vent to prevent any air from getting in. When

Robert Nordlund: 14:52

I'm in a commercial building, I see the sprinklers down the hallway or in the meeting rooms or those kinds of things. Am I right? Collection is those are heat driven openings. And what you're talking about is heat driven closings. So it because otherwise you're going to get these hot embers going into the nice juicy attic where there's your cardboard boxes, your winter clothes, your exposed two by four beams and the insulation, all that kind of very flammable stuff, oh, gee, the kind of stuff that, if it was outside in the backyard, it would be the first thing to catch on fire. If you can

Dave Wojaczynski: 15:31

prevent that from happening, you got a darn good chance of surviving a wildfire.

Robert Nordlund: 15:35

Thank you for that. Let's take a quick break here to hear from one of our generous sponsors, after which we'll be back with more of Dave's story on our HOA insights podcast episode. Is

Community Financials: 15:46

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Robert Nordlund: 16:18

So Dave, tell me more. So you got this big spark of an idea in your brain. You're the type of person who sees a problem, sees a solution. Do you start talking to the board about what you can possibly do, or how? Where do you actually start going from this idea? Well, you

Dave Wojaczynski: 16:34

know, after I got that so called spark of innovation, right? No pun intended, I put together a presentation for the board I research, you know, what are the solutions? How can we upgrade our business? And there's companies out there that provide retrofit vents for buildings that have already been built, you know, much like a retrofit window, they just cut out the old vent and put an insert in, and you're upgraded. They put together a presentation talked about the danger of ambers. And everyone sees kind of the the landscape around you and thinks that's dangerous. Well, it's it's it's you gotta manage that, but it's not the primary thing you want to worry about. It's always embers. And so put that together, got quotes, and presented who the board vendor came in with a quote, and it turned out to be about $1,000 per unit, check rate. Wait, wait,

Robert Nordlund: 17:22

and you're 95 units. So we're almost, it's 100 grand. Yeah,

Dave Wojaczynski: 17:27

yeah. Okay, so it's a fake expenditure, but compared to watching your home burn down, it's, it's not much. So presented that to the board, they were all enthusiastic, and then over time, they just lost enthusiasm for it. I don't know I'm

Robert Nordlund: 17:41

wringing my hands here, because right after a tragedy is when you feel the most motivated to prevent a tragedy, and then the further away you get from it, then it's like we survived this one. Maybe it's not that big a deal. Are there some other workarounds? Is there a plan B?

Dave Wojaczynski: 17:59

Well, sort of our plan B now is we're also beginning a re roofing project, and that's gonna be a multi phase project. It's gonna take us eight years to complete it, and when we reroof a building, we're gonna upgrade the vents at the same time. That's good, but it still leaves you eight years of exposure, okay,

Robert Nordlund: 18:18

yeah, but gradually less and less and less, yeah, as you move through the project, okay, I hear stories sometimes about board members getting their house painted first, or their building painted first, or re roofed first. Is this a situation where you may be inclined to re roof the houses that are characteristically upwind first?

Dave Wojaczynski: 18:41

Well, we kind of thought about what's the best approach to this and our current Well, what we've done before in the past is you get a roof leak your patch and on a 30 year old complex, that's throw away money because your roof needs replacing anyway. So our current strategy is, if you get a roof leak during the rainy season, we're gonna throw a tarp over it, and then when it's dry season, we're gonna give you a new roof. So that's the fairest way you can approach it. It doesn't give favoritism to board member, friend or whatever it's you got a roof leak, we're gonna give you a new roof. We're not gonna patch it.

Robert Nordlund: 19:19

Okay? So it's gonna be driven by mother nature and Father Time, saying, This is the early failure. This is the second early failure. And you're going to do early failures first. Yes, got it. Okay, so it's driven by, as you would expect, moisture intrusion, not fire exposure. But the asterisk is you will get some improved fire hardening as you go through this process, is there a chance that you will squeeze a few extra adjacent building vent systems? Or is are you think that this is going to die in committee?

Dave Wojaczynski: 19:58

Well, I'm still. Pushing very hard, okay, to do the whole complex immediately, immediately, because it doesn't make much sense to protect only one or two buildings at a time. Because what happens after that building next to you catches fire, then your building will catch fire, because the radiant heat from that burn building, not from the embers, but the radiant heat. And so in a closely packed community, unless you protect everyone, you're really protecting no one, right? That's

Robert Nordlund: 20:29

a very good point. And we learned from more fires in late 2024 and early 2025 here in the Los Angeles area, that fire can move quick, and it's nothing to be trifled with. Oh, it's

Dave Wojaczynski: 20:45

unstoppable. In a winter vent fire, it's unstoppable. The fire department can work as hard and bravely as possible, but is really just unstoppable. As I mentioned before. I in researching these vent upgrades, I got a referral to someone who had done it before, from this company in the Pacific Palisades. And as it turns out, as you mentioned in your introduction, their community actually survived. They were right, right on the edge of the brush area. And not only did their community survive, everyone downwind of them survived because

Robert Nordlund: 21:23

they were effectively a fire break. Yes, okay, I like leverage. So you're talking about 100 grand can save an entire Association, and that's leverage, because that's expensive. 100 grand. Again, I'm rounding up from 95,000 $1,000 per unit can save the association next to you. You've just doubled your leverage. This is interesting because it's almost a little lesson in the normal ways boards function is that a lot of things take time. Is that kind of what it boils down to? Oh

Dave Wojaczynski: 22:00

yes, yes, Hoa is move at a glacial pace, and that's kind of an insult to glaciers, actually. Okay, you have to be persistent and be patient, but be persistent. Let's

Robert Nordlund: 22:13

talk about board members for a moment. You're a retired and it sounds like get it done. I'll take it on. Type of guy, how would you characterize the board members and the the board at your association? Well,

Dave Wojaczynski: 22:26

I've served on a couple different boards, so, you know, different board members and stuff. So there's always kind of three groupings. I would guess. You know that you got the leaders who just want to get there and get things done and maintain the community, and that's their focus. And you could have other members that are there to help and, you know, but they're more followers and readers, and that's, that's not an it's all, you know, they're usually agreeable to things that need to be done, and they'll just go along with it. But there's, there's also some people that just are, they're always reticent to spend money, you know, it's, it's when you're in a big Association, you do be project. You got $100,000 project, $300,000 projects. And in case of routines, it's, it's multi million dollar projects. So it's hard for people to get their arms around spending that much money, and they tend to be consecrated. And it's like, well, let's do a hash measure. Let's not do the whole thing. So you got to

Robert Nordlund: 23:17

get past that roadblock. Well, I think there's so much of us in our personal life, we are careful how we spend our money. You might be due for a new car to replace your old car. And you go to the car lot and you say, holy moly, that's expensive, and you realize you're not going to get the four door version. You're going to get, you know, something smaller or a different brand. And being careful with our money is part of being a human, conserving your resources, but at an association. And that, that word that I said, that leverage, keeps coming back to me, that you need to spend your money where it's going to do the association the most good. And boy, if you can spend that sound like a salesman for your next board meeting, if you can spend 100 grand to save your association and the one next to you that seems like money, well, spent. Well, hey, tell me, what does, what does guide the board's priorities? It sounds like you have a big roof project coming up in the next few years. But rules, admin stuff, what is general focus? Well,

Dave Wojaczynski: 24:27

I try to focus the board's energy and my energy just on repairs and maintenance. There's always some rules you have to enforce and maintain, but you got to use great discretion with that. Quite honestly, I could write up everyone in the community on some little nitpicky rule, including myself. Our speed limit is 15 miles an hour. I've probably gone 17 miles an hour. You

Robert Nordlund: 24:50

know you're, you're a scofflaw, yes,

Dave Wojaczynski: 24:54

but you really got to focus on the violations that are affecting other people's enjoy. The community, not just every little nit, picky thing that you can write people on. And

Robert Nordlund: 25:04

then you're a 35 or you said 30 year old Association, it has needs, and that probably keeps you busy, just right there. So I kind of like your focusing on maintenance and less on rules. Yeah.

Dave Wojaczynski: 25:17

And the reserve plans are a perfect way of saying, what do we need to do this year? What has a zero years of remaining life? And that should be your guide every year of what you need to do. And you mentioned about buying a car too. I've always, after working with the reserve plan for associates, like all of us, should have our own personal reserve plan. Your automobile that you talk about, you know it's gonna go need replace it in eight to 10 years. Why aren't you putting away money in a few months for that? So we all need to look at it in the same way. Yeah,

Robert Nordlund: 25:50

it's all a matter of planning. Well, tell me what from your years being on the board, your challenges facing this project? That sounds like a great project, but it's hitting a stall point. If you had a magic wand, what advice would you give to the board members listening here today, like I

Dave Wojaczynski: 26:08

mentioned before, be passionate. Be patient, but be persistent.

Robert Nordlund: 26:13

I like the P's, okay, yeah, things

Dave Wojaczynski: 26:15

don't always get passed in the first round. And you know, the people's memories of disasters fade quickly. And we just had a major disaster in Los Angeles here, and people are already, it's already fading from people's memories here. There's always the thought of, Oh, it can't happen here, kind of stuff. And

Robert Nordlund: 26:33

it happened to them. So we're, we're probably okay, yeah, yeah.

Dave Wojaczynski: 26:36

Urban wildfires are nothing new. I mean, you know, rogue cursion 64 ad London burned down three times the Chicago Fire. And each time this happens, we learn something new about how to prevent

Robert Nordlund: 26:49

right and Notre Dame Cathedral burned down. How many years ago? Two years ago, we are not immune to fire, and there's again, Mother Nature and Father Time, or gradually wearing our buildings down. Hey, let's not finish that way. Something uplifting. What's the recent success that you've had on the

Dave Wojaczynski: 27:08

board? Recent success is we actually did a big project here of repainting and wood repair. And that was a pretty big project. It was about$300,000 and, you know, once again, it went through the process of getting quote string vendors, consolidating those in the single spreadsheet so people could see comparisons and and then selecting vendor and getting and I wrote a very large spec for the vendors to quote on. And so we got apples, apples and apples. The vendors told me we've never seen a spec like this before your life. But just another point there is that this was supposed to be done a couple years ago, and previous boards to kind of push it aside. And in those couple of years, a lot of inflation happened, right? A lot of inflation that, had it been done two years ago, we probably wouldn't save $30,000

Robert Nordlund: 27:57

just because you would have caught it before it got bigger, well,

Dave Wojaczynski: 28:00

and before the cost got bigger, and the cost of saying no to a project, especially in an inflationary environment, is very high,

Robert Nordlund: 28:09

very good point, because if you don't do it this year, it may be 20% higher next year for exactly the same project. Well, Dave, we could, we could speak more about projects, and I would love to speak more about reserves, but we're here to talk about board members and things going on at associations. And we learned today that fires don't happen because the bushes burn your building. It's because of embers. By and large, I want to thank you for taking the time to join us on today's program. Any final thoughts to share on your board member experience to share with our audience. Well,

Dave Wojaczynski: 28:41

I would recommend it to anyone. You know it's, it's, if you really want to help your community and you're enthusiastic about doing that, run for the board, or at least get on a committee. Committees do wonderful things, and it's kind of a board member and training job, so go ahead and volunteer. She got the time and the energy do

Robert Nordlund: 29:00

it. Or even as you were, you would go to the board meetings and say, I can help with that. So you don't have to go all the way to a board member. You can just be a helper. Well, we want to publicly acknowledge Dave for performing a thankless job well, and compliment the entire board of directors at Stony Point at Bear brand for taking their responsibility seriously to act in the best interest of their association. We hope you gain some HOA insights from Dave's story today, and that it helps you bring common sense to your common area. And remember if you match our definition of a board hero, or know someone who does, please reach out to us. We love having board heroes on our program. Our contact details are provided in the show notes. Thank you for joining us, and we look forward to another great episode next week.

Announcer: 29:46

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