November Educational Luncheon – CLAC Legislative Update


November 5, 2025


The November educational luncheon covered new legislation adopted during 2025 that directly impacts community associations, and was presented by Robert DeNichilo, Esq., CCAL, founder of DeNichilo Law, APC; Louie A. Brown, Jr., Esq., CLAC’s Advocate in Sacramento; and Stephanie Jebbia, CMCA, AMS, community manager at FirstService Residential, AAMC.


The speakers highlighted some changes in the law. Perhaps the most important is Assembly Bill (AB) 130, which became effective on June 30, 2025, and limits the authority of community associations to levy a maximum fi ne of $100 per violation of the governing documents, subject to an exception that the limit does not apply to a violation that may result in an adverse health or safety impact on the common area or another association member’s property. Also under AB 130, if a member cures a violation prior to the enforcement hearing, the board shall not levy a fi ne against the member for the violation.


The speakers also discussed changes to the law related to electric vehicle charging stations (EVCS). Under Senate Bill (SB) 770, existing law has been amended to remove the requirement that an owner who installs an EVCS on common area name the association as an additional insured on the owner’s homeowners insurance policy.


Robert DeNichilo closed the luncheon highlighting the recent appellate decision in Ridley v. Rancho Palma Grande HOA, where the Court affi rmed an approximate $1.8 million judgment against a Santa Clara association and its board president for waiting more than 19 months to investigate and remediate an undestroyed well in the homeowners’ crawlspace, which eventually resulted in fl ooding, mold, and a sinkhole under the unit. The Court found the association ignored expert warnings and failed to investigate and act within a reasonable time. The case is a clear reminder to boards and managers to fulfi ll their fi duciary duties promptly, especially when dealing with water intrusion and mold complaints.


SPECIAL THANKS TO THESE EXHIBITORS & SPONSORS


Exhibitors 24HRC A Plus Tree, LLC AD Magellan Adams | Stirling PLC Adco South Roofi ng & Waterproofi ng Alan Smith Pools Allied Universal Security Services Angelo Termite & Construction* Animal Pest Management Services, Inc. Antis Roofi ng & Waterproofi ng Azury Landscaping, Inc. Berg Insurance Agency in Partnership with LaBarre/Oksnee*


Bergeman Group Construction Management* C G Systems, LLC – California Gate City Service Paving Cityside Fiber CM2 and Associates, Inc. Customized Guard Services & Systems** David’s Tree Service, Inc. DeNichilo Law, APC** EmpireWorks Reconstruction* Flanagan Law, APC Flood Pro Floor Coverings International-Surf City Region GoldStar Asphalt Products Great Scott Tree Care* Harvest Landscape Enterprises, Inc. Horizon Lighting, Inc. Hotwire Communications JB Bostick Anaheim JGB Restoration JUST RIGHT Painting Inc. Khatri Int. Civil & Structural Engineers, Architects Kings III Emergency Communications LaBahn’s Landscaping* McKenzie Mena, LLP Mission Landscape Companies** Owens, Moskowitz & Associates, Inc. Pilot Painting & Construction Pipe Restoration Solutions Inc. Precision Construction and Painting Precision Roofi ng & Waterproofi ng Inc.* Premier Commercial Painting South Inc. Pro Star Mechanical Services Ross Construction Management S.B.S. Lien Services ServiceFirst Restoration, Inc. SmartStreet powered by BANC of California Splash Plumbing The Arbor Group LLC Tinnelly Law Group* Titanium Security Valley Bank Villa Park Landscape** Whitestone Industries Thank you to our CLAC* and CAID** Upgrade Exhibitors


Parking Sponsors Behr Paint Company The Sherwin-Williams Paint Company


Manager Table Sponsors Accurate Termite & Pest Control Design Build Associates, LLC Park West PCW Contracting Services Premier Commercial Painting South Inc.


Namebadge Sponsor BMS CAT


Lanyard Sponsor 24HRC


Pen Sponsor Vista Paint Corporation


WiFi Sponsor Cardinal Property Management, AAMC


Speakers (left to right): Paul Ignatowski (Premier Commercial Painting South Inc.), James Harkins, Esq. (Cane & Harkins LLP), Stephanie Jebbia, CMCA, AMS (FirstService Residential, AAMC), Robert M. DeNichilo, Esq., CCAL (DeNichilo Law, APC), Louie Brown, Jr. (CAI CLAC Advocate)


www.caioc.org


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