103 | HOA Board Heroes: The Wildfire Plan That Could Save an Entire HOA - HOA Insights: Common Sense for Common Areas

Episode Transcript
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Dave Wojaczynski (00:00):
Our current strategy is, if you get a roof

(00:03):
leak during the rainy season,we're gonna throw a tarp over
it, and then when it's the dryseason, we're gonna give you a
new roof. So that's the fairestway you can approach it. It
doesn't give favoritism to boardmember, friend or whatever it's
you got a roof leak, we're gonnagive you a new roof. We're not
gonna catch it.

Announcer (00:23):
A regular highlight of the HOA insights podcast is
our board heroes feature, wherewe dedicate one episode each
month to celebrate theremarkable efforts of HOA board
members to us a board hero isone of the 2 million elected
volunteers who deserverecognition for excelling in a
role that often goes unnoticed.
Today, we're excited tospotlight one of these
exceptional board heroes andshare their inspiring story. If
you match our definition of aboard hero, or know someone who

(00:46):
does, please reach out to us.
Our contact details and those ofour sponsors are provided in the
show notes.

Robert Nordlund (00:53):
Welcome back to Hoa insights, common sense for
common areas. I'm RobertNordlund, and I'm here today for
episode number 103, with aspecial guest, Dave wojcie,
another one of the board heroes.
We're proud to celebrate Ilearned of Dave because he's a
regular podcast listener whorecommended someone else as a
board hero, a board member in anarea of Los Angeles that just
suffered through a dreadfulwildfire because of her heroic

(01:15):
efforts to prepare herassociation to be fire
resistant, they suffered minimaldamage. Well, we haven't yet
been able to get her on thepodcast. I'm sure she'll have a
heck of a story to tell onceshe's through with her wildfire
aftermath, but Dave has aremarkable story of his own to
share. It's a real treat to haveall these people that we can

(01:37):
share with you, and it's a realtreat to have Dave here today to
share his stories all. Whatwe're finding here is that these
are just some amazing peoplewith tremendous stories, and
again, they're the normal boardmembers that you just see all
around you. Well, I hope youenjoyed last week's episode
number 102, with regular co hostand insurance expert Kevin Davis

(01:58):
discussing how to avoid unevenenforcement of association
rules, and that continues to beone of the major sources of
breach of fiduciary claims. Sowe want to help you avoid that
problem at your association. Ifyou missed that episode or any
other prior episode, you canfind them on our podcast

(02:19):
website, Hoa insights.org onyour favorite podcast platform
or on our YouTube channel, butbetter yet, subscribe to the
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(02:40):
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email atpodcast@reservestudy.com but
back to today's episode. Davewojcie is a board member in a 95

(03:46):
unit condo in SouthernCalifornia, in an area sensitive
to wildfires. He's been a boardmember for over five years, but
has had some significant recentsuccess in building his
Association's resistance towildfires, and it's an important
tip that I want to share withour entire audience. So today,

(04:06):
our guest board hero, as I said,is Dave wojcie from Stony Point
of bear brand in beautifulLaguna Niguel, California. So
Dave, welcome to the program.
Thank you for having me. Robert.
Well, great. Tell me, how longhave you been at Stony Point at
Bear brand, well, I've owned

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

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

is about 30 years old. It's began
construction, I believe, in 1992so a bit over 30 that's you've
mentioned on previous programs.
30 years old is kind of the timewhen you have to start putting
some money. Back into the place,because thanks to stage roofs
and our annual budgets, around660k and we're mostly owner
occupied. We got a few rentals,about 25% but not too many. And

(05:11):
our renters are good people,just as much in their owners, so
we treat them equally.

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

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

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

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

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

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

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

Well, when I first moved here as a full time
resident in 2015 I decided to goto every board meeting, every
board meeting, without fail. AndI just wanted to understand how
things worked at the boardlevel, how things got done or
cases didn't get done. So I justwanted to be an active
participant. I'm retired now. Iplenty of time to dedicate to my

(06:29):
volunteer activities, and thiswas just one of them going to
every meeting. One of the thingsI noticed in the beginning was
the Word table got mentioned alot. It's like, oh, here's this
big project. Can't decide whatto do. Let's table it to the
next meeting. And that happened,meeting after meeting after
meeting. And finally, I raisedmy hand and said, I volunteer to

(06:51):
help manage this project. I willgo out and whatever the project
is, and there were several, andthey now go out and look at
vendors to get quotes, I'llwrite up a spec for the vendors
to quote. My background is thebackground as an engineer,
computer engineer. So I'm verydetail oriented. I'm used to
managing projects and writingdetailed specs for those and so

(07:14):
I brought those skills to theboard to help them get things
done. And, you know, it gotdone. You know, I volunteered
for a lot of projects and gotthem done.

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

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

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

time I ran, I didn't, didn't win the election.
It was kind of early into myresidence 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 foreverything I could, committee
wise. And eventually I got ontothe board several years ago, and
was on the board four years, andthen I left for two years and

(08:21):
then went back on again. That's

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

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

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

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

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

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

right? Someone who you use the word campaign
for a position on the board. Youalso need to campaign to get
things done. I will take thisagenda forward. I will get this
project done. If you are justthinking, how can I minimize my
time on the board that'sprobably not a board member
who's going to be successful, oran association that's not going

(09:54):
to be successful with thatcaliber of board members? Yeah,

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. Theyhave limited time, but I have
time that available.

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

professional manager that, you know,
coordinates vendors and gettingquotes in and takes care of
repairs that are requested byowners and things like that. Of
course, we have the five memberboard that approves major
expenditures and sets the pathforward.

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

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

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

They're, they're two year terms. And so
we have, you know, two who thenare elected in one year, and
three, they're elected in thenext year. So staggered,
staggered

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

ago, we had a fire called coastal fire here in
Laguna Niguel, and it was onlyabout two miles from our
location. There was about 20homes that were lost in this
fire. And this fire was a littlebit unusual in that it was
driven by onshore winds, notoffshore winds that we usually
have with our Santa Ana windsthat happened in Southern

(11:49):
California. You know, somethinghappened so close to you wonder,
boy, this could happen to us,you know, we're close to this
area, and what can we do toprevent that? And so I started
looking into what reallyhappened in this situation. And
this was an area where I hadbeen hiking along the tray bail,
along the trail in front ofthese houses several times, and

(12:12):
I had noticed that boy, theyseemed to done everything right.
They had that 100 feet of brushclearance in front of their
houses. Their houses all hadtiled roofs. They had mostly
stucco exteriors. How couldthese things burn down?

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

No, not at all. And these were big homes
too. They were 10, $20 millionhomes that burnt down. So I did
some research. And one of theresearches that I did was I went
on YouTube and looked for videosof 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 videoin particular that was very

(12:57):
light. It was about an hour anda half long, so it'll watch the
whole thing, fine, but you canskip around in it. But one of
the things What's clear to me,what's clear to me was that
every home that burnt downstarted as an attic fire. You
can, you can see a progressionof things that happened in the
fire. What the The first thingis the hillside caught on fire,

(13:17):
and like I said, the wind wasblowing hard that day, but those
flames never actually touchedthe buildings that caught fire.
What affected the buildings thatcaught fire was the embers that
were blowing, flowing

through the air, through the

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

So Dave, what you're talking about is wind
driven fire. It's burning thelow brush around because the
association has cleared up the100 foot defensible area. And
we're not talking about the fireactually flames. We're not
talking about walls of flames.
We're talking about wind drivenembers floating through the air,
the kind of things you feel, youcan feel the heat coming, and

(14:08):
they are not literally lightingthe roof on fire. They're not
lighting the stucco on fire, notlighting the decks on fire, but
they're getting sucked up intothe attic. Is that what we're
talking about here?

Exactly, exactly, and it's clear from the
videos of the Laguna and Miguelcoastal fire, was that all of
the homes, all of the homes thatcaught on fire, were attic
fires. They get into the atticsrude the Ember through the vents
in your roof or the vents inyour eaves. And the newer
standard is to upgrade those tofire mesh vents. And there's

(14:40):
also specific types of ventsthat have chemicals in there
that when they get hot, when theair gets hot, it will expand and
actually close off the vent toprevent any air from getting in.
When

I'm in a commercial building, I see the
sprinklers down the hallway orin the meeting rooms or those
kinds of things. Am I right?
Collection is those are heatdriven openings. And what you're
talking about is heat drivenclosings. So it because
otherwise you're going to getthese hot embers going into the
nice juicy attic where there'syour cardboard boxes, your

(15:15):
winter clothes, your exposed twoby four beams and the
insulation, all that kind ofvery flammable stuff, oh, gee,
the kind of stuff that, if itwas outside in the backyard, it
would be the first thing tocatch on fire. If you can

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

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

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

know, after I got that so called spark of
innovation, right? No punintended, I put together a
presentation for the board Iresearch, you know, what are the
solutions? How can we upgradeour business? And there's
companies out there that provideretrofit vents for buildings
that have already been built,you know, much like a retrofit
window, they just cut out theold vent and put an insert in,
and you're upgraded. They puttogether a presentation talked

(16:57):
about the danger of ambers. Andeveryone sees kind of the the
landscape around you and thinksthat'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'salways embers. And so put that
together, got quotes, andpresented who the board vendor

(17:17):
came in with a quote, and itturned out to be about $1,000
per unit, check rate. Wait,wait,

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

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

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

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 takeus eight years to complete it,
and when we reroof a building,we're gonna upgrade the vents at
the same time. That's good, butit still leaves you eight years
of exposure, okay,

yeah, but gradually less and less and
less, yeah, as you move throughthe project, okay, I hear
stories sometimes about boardmembers getting their house
painted first, or their buildingpainted first, or re roofed
first. Is this a situation whereyou may be inclined to re roof
the houses that arecharacteristically upwind first?

Well, we kind of thought about what's the best
approach to this and our currentWell, what we've done before in
the past is you get a roof leakyour patch and on a 30 year old
complex, that's throw away moneybecause your roof needs
replacing anyway. So our currentstrategy is, if you get a roof
leak during the rainy season,we're gonna throw a tarp over

(19:03):
it, and then when it's dryseason, we're gonna give you a
new roof. So that's the fairestway you can approach it. It
doesn't give favoritism to boardmember, friend or whatever it's
you got a roof leak, we're gonnagive you a new roof. We're not
gonna patch it.

Okay? So it's gonna be driven by mother nature
and Father Time, saying, This isthe early failure. This is the
second early failure. And you'regoing to do early failures
first. Yes, got it. Okay, soit's driven by, as you would
expect, moisture intrusion, notfire exposure. But the asterisk
is you will get some improvedfire hardening as you go through

(19:45):
this process, is there a chancethat you will squeeze a few
extra adjacent building ventsystems? Or is are you think
that this is going to die incommittee?

Well, I'm still. Pushing very hard, okay,
to do the whole compleximmediately, immediately,
because it doesn't make muchsense to protect only one or two
buildings at a time. Becausewhat happens after that building
next to you catches fire, thenyour building will catch fire,
because the radiant heat fromthat burn building, not from the

(20:21):
embers, but the radiant heat.
And so in a closely packedcommunity, unless you protect
everyone, you're reallyprotecting no one, right? That's

a very good point. And we learned from more
fires in late 2024 and early2025 here in the Los Angeles
area, that fire can move quick,and it's nothing to be trifled
with. Oh, it's

unstoppable.
In a winter vent fire, it'sunstoppable. The fire department
can work as hard and bravely aspossible, but is really just
unstoppable. As I mentionedbefore. I in researching these
vent upgrades, I got a referralto someone who had done it
before, from this company in thePacific Palisades. And as it
turns out, as you mentioned inyour introduction, their

(21:08):
community actually survived.
They were right, right on theedge of the brush area. And not
only did their communitysurvive, everyone downwind of
them survived because

they were effectively a fire break. Yes,
okay, I like leverage. So you'retalking about 100 grand can save
an entire Association, andthat's leverage, because that's
expensive. 100 grand. Again, I'mrounding up from 95,000 $1,000
per unit can save theassociation next to you. You've

(21:46):
just doubled your leverage. Thisis interesting because it's
almost a little lesson in thenormal ways boards function is
that a lot of things take time.
Is that kind of what it boilsdown to? Oh

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

talk about board members for a moment.
You're a retired and it soundslike get it done. I'll take it
on. Type of guy, how would youcharacterize the board members
and the the board at yourassociation? Well,

I've served on a couple different boards, so,
you know, different boardmembers and stuff. So there's
always kind of three groupings.
I would guess. You know that yougot the leaders who just want to
get there and get things doneand maintain the community, and
that's their focus. And youcould have other members that
are there to help and, you know,but they're more followers and
readers, and that's, that's notan it's all, you know, they're
usually agreeable to things thatneed to be done, and they'll

(22:48):
just go along with it. Butthere's, there's also some
people that just are, they'realways reticent to spend money,
you know, it's, it's when you'rein a big Association, you do be
project. You got $100,000project, $300,000 projects. And
in case of routines, it's, it'smulti million dollar projects.
So it's hard for people to gettheir arms around spending that

(23:08):
much money, and they tend to beconsecrated. And it's like,
well, let's do a hash measure.
Let's not do the whole thing. Soyou got to

get past that roadblock. Well, I think there's
so much of us in our personallife, we are careful how we
spend our money. You might bedue for a new car to replace
your old car. And you go to thecar lot and you say, holy moly,
that's expensive, and yourealize you're not going to get
the four door version. You'regoing to get, you know,

(23:37):
something smaller or a differentbrand. And being careful with
our money is part of being ahuman, conserving your
resources, but at anassociation. And that, that word
that I said, that leverage,keeps coming back to me, that
you need to spend your moneywhere it's going to do the
association the most good. Andboy, if you can spend that sound

(24:01):
like a salesman for your nextboard meeting, if you can spend
100 grand to save yourassociation and the one next to
you that seems like money, well,spent. Well, hey, tell me, what
does, what does guide theboard's priorities? It sounds
like you have a big roof projectcoming up in the next few years.
But rules, admin stuff, what isgeneral focus? Well,

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

(24:48):
You

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

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

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

And the reserve plans are a perfect way
of saying, what do we need to dothis year? What has a zero years
of remaining life? And thatshould be your guide every year
of what you need to do. And youmentioned about buying a car
too. I've always, after workingwith the reserve plan for
associates, like all of us,should have our own personal
reserve plan. Your automobilethat you talk about, you know

(25:40):
it's gonna go need replace it ineight to 10 years. Why aren't
you putting away money in a fewmonths for that? So we all need
to look at it in the same way.
Yeah,

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

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

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

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

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

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

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 andFather Time, or gradually
wearing our buildings down. Hey,let's not finish that way.
Something uplifting. What's therecent success that you've had
on the

board? Recent success is we actually did a big
project here of repainting andwood repair. And that was a
pretty big project. It was about$300,000 and, you know, once
again, it went through theprocess of getting quote string
vendors, consolidating those inthe single spreadsheet so people
could see comparisons and andthen selecting vendor and
getting and I wrote a very largespec for the vendors to quote

(27:31):
on. And so we got apples, applesand apples. The vendors told me
we've never seen a spec likethis before your life. But just
another point there is that thiswas supposed to be done a couple
years ago, and previous boardsto kind of push it aside. And in
those couple of years, a lot ofinflation happened, right? A lot
of inflation that, had it beendone two years ago, we probably

(27:54):
wouldn't save $30,000

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

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

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, wecould, we could speak more about
projects, and I would love tospeak more about reserves, but
we're here to talk about boardmembers and things going on at
associations. And we learnedtoday that fires don't happen
because the bushes burn yourbuilding. It's because of

(28:31):
embers. By and large, I want tothank you for taking the time to
join us on today's program. Anyfinal thoughts to share on your
board member experience to sharewith our audience. Well,

I would recommend it to anyone. You know
it's, it's, if you really wantto help your community and
you're enthusiastic about doingthat, 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 aheadand volunteer. She got the time
and the energy do

it. Or even as you were, you would go to the
board meetings and say, I canhelp with that. So you don't
have to go all the way to aboard member. You can just be a
helper. Well, we want topublicly acknowledge Dave for
performing a thankless job well,and compliment the entire board
of directors at Stony Point atBear brand for taking their
responsibility seriously to actin the best interest of their
association. We hope you gainsome HOA insights from Dave's

(29:23):
story today, and that it helpsyou bring common sense to your
common area. And remember if youmatch our definition of a board
hero, or know someone who does,please reach out to us. We love
having board heroes on ourprogram. Our contact details are
provided in the show notes.
Thank you for joining us, and welook forward to another great
episode next week.

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103 | HOA Board Heroes: The Wildfire Plan That Could Save an Entire HOA

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.css-14f5ked{margin:0;word-break:break-word;display:-webkit-box;-webkit-box-orient:vertical;box-orient:vertical;-webkit-line-clamp:2;overflow:hidden;}103 | HOA Board Heroes: The Wildfire Plan That Could Save an Entire HOA