March 31, 2003
Apathy - The Main Problem in HOAs Today?
Part 1
Apathy is defined as “a lack of interest or concern.” This is not a term that generally leaps to mind when thinking about an investment as large as a home. However, this is exactly what many communities are faced with and, when left unchecked, it can become a serious problem for communities.
Apathy can result in:
- Homeowners who are uneducated about common interest community living
- Large numbers of residents who are uninformed about their rights and responsibilities
- A lack of awareness of or interest in the community’s well-being
- A lack of qualified owners to serve on the board
- A lack of interest in the community as a whole
- A lack of interest in serving on the board or on a committee
- Strain on those who are willing to serve on the board or a committee
- Strain on the budget
- Decrease in property values
Short of a complete lack of leadership, the worst possible result of apathy is ending up in receivership - a court-appointed person collecting assessments and paying the bills, but not concerned with promoting the community or preserving and enhancing property values.
Addressing Homeowner Apathy
Reaching out to the community as a whole can help create interest in the community. In a community with a large rental population, this includes communication with not only the owners, but also the tenants, who may have a greater interest in the community than the off-site owner. If the board only reaches out to the owners in these situations, it may be missing an opportunity to “build community” among those who live in the community and also have a desire to see the community flourish. Some methods to generate interest in the community include:
Regular Newsletters. These provide the association with a direct communication link with owners and residents and can spark interest and vitality when used properly. Bland, uninformative, gossipy, dictatorial, or difficult to read newsletters can be counterproductive.
Newsletters can be used to emphasize important rules and regulations in a pleasant manner. For instance, a community having a problem with pets running loose on or soiling the common area may run a series of articles about how to help the association deal with the problems and how to “monitor” the effort. When newsletter articles raise the nature of the issue, note how much better off the community would be without the issue, and reiterate the rule in terms of a “good neighbor” policy than a hard and fast rule, residents are more encouraged to help in enforcement. Informed and educated residents are better prepared to point out the benefits of the rules.
Newsletters may also be used to obtain feedback from owners or survey owners. Boards can ask for volunteers to serve on committees or run for the board, announce social events or volunteers events (i.e. community clean-up day), give recognition for service to the community, highlight important action items at meetings, and remind owners of the annual meeting. Boards can also solicit input for important community decisions such as whether the perimeter fence should be replaced with wood or brick, color preferences for the next painting cycle, and other similar issues.
Social Activities. Associations with social activities during the year tend to have better spirit and participation. These can include an annual holiday party, barbecue, ice cream social, picnic or other such events. Many associations also combine the annual meeting with a social event in order to increase attendance. However, if you plan to serve alcohol at these functions, check with the association’s attorney and insurance agent first.
Periodic Reporting to the Membership. In communities with a long history of apathy, periodic member meetings, other than the annual meeting, can be used to disseminate information about the community, obtain input, introduce the board members and manager to the residents, solicit volunteers to serve on committees (which may have to be created), discuss the needs and future plans form the community, and otherwise build general support for the community.
Rebounding from any significant level of apathy will take time and effort from those who are not apathetic. Therefore, recognizing early warning signs of apathy - decreasing attendance at annual and board meetings, decreasing pool of board and committee candidates - and taking early action can help prevent further decline.
Next month: The more serious consequences of apathy - not enough board members or no board at all.
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