30 Years in the Industry — and I’m Still Shocked at What Some Managers Don’t Know
No legal jargon. No management spin. Just 30+ years of real-world experience and education you can use — completely free.
Think your manager has it handled?
Take 10 minutes and read a few of these straight-shooting, experience-backed articles — then ask yourself just how sharp your current management company really is.
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Intro Section
If you’re a board member tired of vague reports, sidestepped questions, and that nagging feeling you’re missing something important — you’re not wrong.
What you’re missing isn’t always a document or a spreadsheet. Sometimes it’s leadership, clarity, and the kind of experience your manager should be bringing to the table… but often doesn’t.
To be fair, there are good managers out there — just not as many as there should be. So don’t settle for less than your community deserves.
This blog isn’t legal advice. It’s not a statutory lecture. It’s real-world operational insight and experience— the kind that makes your board stronger and your decisions more informed.
Think of it less like a rulebook… and more like a flashlight cutting through the fog and showing you what actually matters.
Why So Blunt?
This blog doesn’t exist to criticize managers as individuals. It exists to challenge a system that rewards mediocrity and enables poor leadership. If the tone feels sharp at times, it’s because sugarcoating the truth hasn’t helped boards — or communities — improve.
f you’re a manager doing the work and making an effort, I’m on your side. If you’re not… it’s time to step up.
The 42-Minute Manager
Yes, you read that right. In Florida, licensed community association managers are required to complete less than 42 minutes per month of continuing education and unfortunately, that’s about the amount of time most managers actually spend learning their trade.
To be clear, this site isn’t about embarrassing managers. There are good people in this industry — just not enough of them. And while many mean well, they’re often under the mistaken impression that this is an easy job. It’s not. Done right, this work is demanding, detailed, and complex. That’s why shortcuts and surface-level knowledge just don’t cut it.
Want to know if your manager is putting in the work necessary to excel?
Take a look at the signature block in their last email Do you see any letters or designations after their name? Designations are very common for our industry’s best managers.
FYI: LCAM simply means Licensed Community Association Manager. It’s not a designation. It’s not a credential earned through extra work or study. It’s just the basic license required to do the job — and it comes with just 20 hours of continuing education every two years. That’s where the 42 minutes a month comes from….don’t let them fool you!
A few years ago, managers started adding “LCAM” after their name to make it look like they’d earned a professional designation. It simply means they’ve met the minimum requirement.
Contribute an Article
While much of this blog critiques how our industry operates, we know there are great community managers out there doing it right. If you’re a licensed manager who’s seen the good, the bad, and the “seriously, we’re doing what?” side of this industry — we’d love to hear your perspective.
BoardBrief360 will occasionally publishe guest content from managers with designations, attorneys, vendors, and other professionals who’ve been in the trenches and care deeply about raising the standard of association management in Florida.
What We’re Looking For:
Honest, experience-based insights
Honest, experience-based insights
Honest, experience-based insights
Honest, experience-based insights
Note: This isn’t a sales pitch opportunity. It’s a chance to share experience and earn the respect you deserve.
About the Author
Rick Pitrowski, CMCA, AMS, LPCS, CCLA, GI-BMP
30-Year Florida HOA and Special District Management Veteran | Advocate for Smarter Boards
I’ve spent over three decades managing homeowners associations and special districts in Florida. I’ve worked with hundreds of boards — some outstanding, others… not so much — and seen firsthand what makes communities thrive or fall apart. I’ve owned multiple management companies and have managed both HOAs and special districts for over 33 years. I’ve also sat in more budget meetings than I care to count.
While my expertise is primarily with Florida HOAs and special districts, many of the principles I share apply just as well to condos, co-ops, and commercial associations. That said, I’m not a condo expert — and I’ve never managed a co-op — so I won’t pretend to be something I’m not.
What I share here isn’t theory. It’s not fluff. It’s what works operationally — and what doesn’t — from someone who’s been there too many times to get it wrong.
Some of what you read in this blog will challenge the way your association has always done things. That’s okay. Just because it’s been done the same way for 20 years doesn’t mean it’s the best way — or even the right way.
I am a strong advocate for continuing education and professional development. I hold the following designations:
My career is grounded in experience and supplemented by education, driven by a simple philosophy: Provide honest, high-quality service that makes board members’ lives easier — and communities stronger.
Got a Topic You Want Covered?
Ever ask your manager a question and get a blank stare… or a promise they’ll get back to you on that one?
Yeah — we’ve heard that one too.
If there’s something your board is constantly debating, your manager won’t (or can’t) explain, or you just want an independent straight answer without the legalese and fluff — send it our way.
We can’t promise we’ll write about everything… but if it’s a common issue, a great question, or just too ridiculous to ignore, it may show up in a future post.
No topic is too basic. No question is too weird. (Trust us — we’ve heard worse.)
Refer Your Fellow Board Members
If you like what you see here and would like us to send an invitation to your fellow Board members, complete this below:
Does Rick really know what he is talking about?
Over the last 30 years, Rick has worked with hundreds of communities, board members, and professionals across Florida. Here’s what a few of them had to say: