Newsletter articles that go back to 2003

MICHIGAN CCD CLASS A SUCCESS!!

On October 7th and 8th, Branford Cooperative played host to the MAHC CCD (Certified Cooperative Director) class.  We had almost 40 attendees and every single one passed their test!  We would like to thank Branford Cooperative for playing host and Georgetown Cooperative for sponsoring lunch.  Most importantly, we want to thank all of those who participated – you made this successful!  Congratulations to all of our new Certified Directors!

Professional Profile
Tailor Made Property Services

Since 2002, Tailor Made Property Services has been in business by telling property owners, “you tell us what you need, and we’ll go from there”.  Now managing 16 properties, the Tailor Made name continues to be based on a promise to constantly adapt to each property’s custom needs.  The property services group has implemented what they call the “out of the box” philosophy which is designed to encourage all clients who own property to look beyond the day to day errands regarding people, pets and parking, and think about future goals.  Tailor Made wants to be a part of their client’s vision for the future and aspires to always keep the big picture goal in mind.

An Excerpt from
101 Ways to Improve Your Cooperative
A Law Primer
By: Randall A. Pentiuk, Esq.

CHAPTER ONE: FIRST EDUCATE YOURSELF
These suggestions are for new Board members and serve as a refresher for seasoned Board members, to prepare you for serving most effectively.  Incumbent Board members should pay attention to them in order to be helpful to new Directors.

The KC Connection

On Saturday October 15, 2011, MAHC hosted an educational seminar in downtown Kansas City, Missouri at the Hotel Phillips. Eighty-four participants registered to attend this event which represented twelve cooperatives from the states of Kansas and Missouri.

Board members gave condensed overviews of just a fraction of the educational classes that MAHC offers. Those presented were “The Police and You”, by David Rudicil; “Cooperative Law”, by Randall Pentiuk, Esq.; a Certified Cooperative Director review by Marlene Dau; and “On Cue”, by Bill Magee, which is an interactive class. Attendees actively participated physically and also verbally

FALL AND WINTER
PREVENTATIVE MAINTENANCE TIPS

If you change furnace filters, make sure this gets done before the cold weather hits.  Also use this time to inspect and clean the furnace.  Make sure flue pipes are in good condition and connected properly, check the heat exchanger for cracks.

Remind Residents to change their smoke alarm and CO2 detector batteries when Daylight Savings Time changes.

Have boilers inspected and cleaned before they are fired up for the season.

Committees
By Jennifer Rhodes

As president of a coop, I truly understand how hard and time consuming it can be to take care of your coop. We all struggle with getting members to volunteer for committees, and take    responsibility for contributing to the success of their coop. The best way for a coop to be successful is to get as many members involved as possible.  The best way to accomplish that goal is through committees. MAHC has two classes to help you - “Committee Charges” and “How to get Volunteers.”  I encourage you to attend these classes that will give you the information needed for your board members to get your committees started with confidence, a positive attitude, and make your task easier. .

NEWLY ELECTED MAHC BOARD MEMBER
Karen Mitchell

“My board and myself work hard to keep our property safe and clean so that our children can have a great place to live”, declares MAHC’s new Board Member, Karen Mitchell.  Karen, mother of six     children, and Nanny to 17 grandchildren, is indeed no stranger to hard work.  Born and raised in Gary,      Indiana, she started out working in a steel mill.  When her position was phased out in 1998, she moved into the Grandville Cooperative in Indianapolis and a community activist was born.  She ran for the board in 2003, and has been serving ever since. Today Karen is the chair to the senior services committee and has been the    president at her Cooperative since 2005.

Preparing Co-op Budgets in an Age of Austerity
By Herb Cooper-Levy

As co-op managers and boards begin to think about preparing their budgets, they are faced with a series of new concerns. Co-ops that count on HUD funding for significant parts of their operations have to plan on probable reductions in HUD funding.

The recently enacted debt ceiling limit makes clear that more budget cuts in Housing are likely. While the FY 2011 HUD budget maintained rental and operating assistance, it cut the HOME program by 12% and the CDBG     program by 16%. When it came time for the Congress to adopt appropriations bills for this fiscal year, it was HUD funding that both houses agreed to cut in order to pass the bill. . .

An Excerpt from101 Ways to Improve Your CooperativeA Law Primer
By: Randall A. Pentiuk, Esq.

CHAPTER ELEVEN: PRESERVING THE CORPORATION
This section looks ahead to the future viability of the Cooperative and the measures that today’s Board can take to ensure that your corporation enjoys a bright and long future.

                82.          Be aware that there are forces that are hungry to get their hands on your property to transform the Cooperative into other forms of housing, most notably condominiums.  If the Board and membership are truly committed to remaining a cooperative form of housing or, in the case of affordable housing cooperative, there are steps to take that will thwart efforts to convert the Cooperative.  The Cooperative Attorney should provide guidance in this area, which includes amending the governing documents to require a very high vote to alter the form of your Cooperative, and recording a deed restriction in the chain of title that limits the opportunity to convert.

The Midwest Association of Housing Cooperatives recently completed another successful annual conference in Jacksonville, Florida.  Over 200 Board  members and Managers from over 50 Cooperatives made the trip.  MAHC’s commitment to education continued with the Key Note Speaker, Alex Miller of the Southeast Region and over 25 classes offered to members during a four day     period.  Classes  included cutting edge topics like bed bugs, recent developments in Fair Housing Law,  refinancing, effective meetings and recent developments in Coop law.       

Mr. James Pierson has served on the Fountain Court Board for many years and has been President since 1992.  MAHC's newly elected Board Member says it was attending the MAHC conferences that drew him into his current level of involvement.  "Through annual conferences and continued support, MAHC  prepares all its Board Members to work their Cooperatives through top notch service.  The knowledge is presented very simply and if you attend and participate I  guarantee 200% you are going to walk away with a better  understanding of what coops are all about," says James, who hopes to begin teaching at next year's event.

Will Caldwell, President of Blackstone Cooperative and Board Member for 20 years, was selling BlueCross health insurance over 20 years ago when he was first introduced to MAHC.  Incidentally, Will met the mother and father of Ralph Marcus, Blackstone Cooperative’s Manager.  After talking with the couple regarding different ways to cut costs in healthcare, they developed a relationship and recommended him for his first board position.  Will immediately began researching financial operations of a Cooperative in a quest to be an educated, well-rounded addition to his Board.

At the MAHC annual educational conference in Jacksonville, Florida, a session was given on bedbugs.  Just the subject we all want to deal with, right?   But one that is a reality that many Cooperatives as well as rental properties, nursing homes, group homes, hotel, motels, and other multi-unit properties are dealing with all over the world.    

“Life changes, goes up and down, you never know until it comes around. We try to smile, through good and bad, depend on friends to keep away sad. The journey is long, the road is rough, faith and hope will be enough. Don’t waste a day in anger or regret keep joy in your heart your needs will be met.”

Professional Profile
A regular feature of the Messenger where we profile one of our professional members
Unified Management Services

Boasting over 30 years of experience and currently overseeing more than 10,000     apartments across 4 states, “Unified by numbers” indeed fits for this company’s slogan.      Unified Management Services is on a mission to consistently exceed the property management expectations of the property owners and residents who they work for.  But how?   President, Kathy Sinicropi, says it’s “the depth of our relationship with our clients that really sets us apart.  Everything we do is focused on the people we serve.    

Carolyn Jackson has been with MAHC for a strong 10 years.  She was retired from a Health and Safety position with General Motors, when she began helping out by answering the phones in the main office.  Carolyn, when asked how she got involved in this position said, “They needed someone to do it, so I did it”.  Soon enough, she had taken on every clerical duty you could think of in addition to handling the organizational duties of the annual conference while simultaneously sitting on her Board of Directors in Romulus, MI.  Not quite the relaxing life style most people envision for retirement. 

Violence Against Women Act Subject to Fair Housing Review
Recent guidelines published by HUD make it clear that individuals evicted from housing as a result of domestic violence may have a basis to file a discrimination complaint under the Fair Housing Act.  The Violence Against Women Act establishes protections to victims of abuse and who are subsequently evicted or denied housing.  As a result of its application in relation to the Fair Housing Act, HUD would be able to take complaints filed by victims of domestic violence and determine whether adverse housing action violates Fair Housing dictates based on gender or another federally-protected basis.            

Tips to Help Prevent Misappropriation of Cooperative Monies
As a housing cooperative, often many individuals forget that it is also a corporation subject to various legal fiduciary and accounting principles.  Over time, human nature begins to take precedence over these principles creating too many opportunities for the less scrupulous to take advantage of the corporate accounts.  The results of failures to properly govern and watch over those we entrust with the corporate accounts are devastating.  Simple key undertakings however, will tighten the ship and make it less enticing for someone to take financial advantage over your cooperative.  This article is not intended to be an exhaustive list of financial safeguards, rather, it is a guide to help you first, prevent misappropriation of funds and second, identify items that out of the ordinary.

Professional Profile
A new regular feature of the Messenger where we will profile each of our professional members
Keli Management
How many times have you wished the people you work for, or with, knew what it was like to perform your job?  If you work for Lisa Gamble, President of Keli Management, this wish would come true. Lisa began her climb through the ranks in 1986 as a receptionist for a commercial real   estate company.  She rose steadily taking on roles including secretary, administrative assistant,  bookkeeper, controller, human resources coordinator, office manager, property manager and finally, corporate vice president, before opening Keli Management with her husband, Kenny Gamble, in   November 2010. 

MAHC Board Member Profile  (A New Regular Feature)
Jennifer Rhodes  (Co-State Vice President Indiana, Ohio &Kentucky)
Jennifer Rhodes may be relatively new to her position on the MAHC Board in Indianapolis, but is a seasoned pro at co-op living.  Jennifer moved into her first co-op in 1979 completely unaware that she would later refer fondly to cooperative living as “America’s best kept secret”.  Her desire to constantly educate herself, drove the new tenant to attend a couple of Board meetings where she linked up with like-minded ladies and made her first contribution to associated living.   The small group of women formed the Membership Committee, which, among other things, took the application screening process into local hands.  Today, Jennifer says the most important thing she does is simply take the information that she gains from the MAHC conferences back home and not only share it, but implement it.  It’s Jennifer’s rule that each member who attends a conference has to come back and give a presentation on what they gained.  She remembers the San Diego conference as one of her favorites, as they launched    multiple new classes. 

FHA Proposes Revisions to Regulations Governing Refinancing of Existing Cooperatives 
Earlier this year, the Office of the Assistant Secretary for Housing proposed a new rule to revise existing regulations limiting FHA insurance to existing rental projects. 

Denial of a Parking Policy Accommodation Request Stirs Up Trouble 
HUD has charged the owner and manager of a New York apartment complex with violation of the Fair Housing Act.  According to the charge, repeated denial for a reasonable accommodation in the form of an assigned accessible parking space constitutes a failure to provide equal access to housing for persons with disabilities.  The resident initially requesting the accommodation, suffers from a neurological disease that makes it impossible to walk long distances and maintain balance.

 Board Member Profile (A New Regular Feature)
Cynthia Phillips  Oakdale Residents Cooperative
Cynthia Phillips moved into a Cooperative over 38 years ago and immediately started getting involved. She initially wanted to overturn the existing local board, but after petitioning for change, she decided, “If you can’t beat them, join them”, and was elected in 1980. 

She was drawn in by the fact that she would’t have to worry about cutting the grass or fixing the roof because the Co-op would take care of it.  “Unless I go and punch a hole in the wall for no reason, the co-op will take care of what breaks and this means no unexpected expenses for me”, says Cynthia.  This made her feel very taken care of and she didn’t mind the fact that she would never solely own her entire unit because she feels people never solely own their entire home.  “Even if is paid off, which it probably isn’t, you still have to pay property taxes”, she said.

Basement Flooding
Spring is upon us and with that comes the spring thaw and plenty of April showers.  This translates to a most frustrating period of time for many cooperatives, especially those buildings which are built with basements.  Members are often strongly encouraged to maintain adequate insurance coverage for their unit interiors and the contents, however, some individuals continue to ignore the advice of the cooperative, assuming such a risk is the cooperative’s problem.  This, however, is an incorrect and risky assumption. . . .

FROM THE PRESIDENT
Are We Learning?
By: Bill Magee, CCD, ARM, IAP, NAP
President – Midwest Association of Housing Cooperatives
I am aware that some of us look at the many educational conferences we attend during the year as a vacation or a chance to go to an interesting city and see things to which we have not yet been exposed.   I would never say that you should not take in a lot of what different places have to offer, but always keep your proper perspective.   In the forefront of your mind should be the many    reasons why your cooperative sent you there in the first place.  Remember you are spending not just your cooperative’s money; it’s your money and your neighbors’ money that sends you to these educational events.   It’s not some distant corporation with no face and no name.   It’s your Coop and the people who elected and placed their trust in you by financing your trip; you owe them something.   Collect all the knowledge you can while in attendance and bring it back, in the Cooperative spirit, to your fellow members.

Restricted Smoking area or No Smoking At All
By: Randall A. Pentiuk, Editor & April E. Knoch, Esq.
On September 15, 2010, the U.S. Department of Housing and Urban Development issued a policy statement regarding implementation of optional smoke-free housing. The policy  statement urges owners and management agents  participating in specific Multi-family Housing rental assistance programs to implement smoke-free housing in some or all of the properties they own or manage. 

MAHC’s Story  By: Carolyn Jackson
In early 1964, the Foundation for Cooperative Housing (FCH) became heavily involved in the functionalities of the Michigan   Association of Housing Cooperatives. Subsequently, securing and maintaining membership was made easier by FHC’s decision to build Association dues directly into the initial budget of new cooperatives.

Congratulation to Frankie Morton
On Friday, November 5, 2010 Ms. Frankie Morton, Board President of Mayfield Green Cooperative in Indianapolis, IN was presented with the 1st annual Cooperator Community    Service Award from the Indiana Cooperative Development Center (ICDC).

 Townhouse Plaza  A Model in the Coop Community
Townhouse Plaza Cooperative is a leader in Cooperative Housing.  A bold, but true statement supported by some pretty staggering facts.

Built in 1967, Townhouse Plaza Cooperative is located in Clinton Township.  Like most Cooperatives some of the benefits included in the Association Fees include gas, water, grass cutting, snow removal and full maintenance.  They don’t stop there however.  As a Cooperative member or Board Member reading this - imagine what it might be like for your Cooperative if you had no Mortgage.  Impossible in this economy?!  Not at all. 

Charity for Charity Sake
“Charity is injurious unless it helps the recipient to become independent of it.” - John D. Rockefeller

They Yappo Community Learning Center located in Walton Park Meadow Cooperative has been helping young people and adults gain independence for some time now.  Mr. Yappo was a resident of Walton Park who had a dream to open a computer learning center that would allow each resident and board member alike learn how to use a computer and help families help themselves, making them more self-sufficient.

Midwest Association of Housing Cooperative's Annual Conference
was held at the Bally's in Las Vegas, Nevada. With more than 300 attendees, 64 Cooperatives were represented, and 10 management companies all convened in Las Vegas May 23-27, 2010.

Miss Tangela Woodley was recognized on the Oak Park High School
billboard because of her outstanding level of academic achievement. She has earned a 4.3 G.P.A and she is in the 11th grade. Tangela is taking her Associates Degree at Oakland Community College,

Success Starts With Teamwork
Annual Board Member Retreat - July 10, 2010 On July 10th, 2010 the Midwest Association of Housing Cooperatives held its Retreat Board
Meeting in Romulus, Michigan. All board members were able to make this meeting except two. The discussions were lively and productive.
The annual retreat centers around two things:

Conducting Effective and Meaningful Board Meetings. By: Herbert H. Fisher, Esq.

Purpose
This article is designed for Board members who are ultimately responsible for the success or failure of a board meeting but is principally addressed to presidents in preparing for board meetings, and to entire board's whose assistance is required in assisting the President in carrying out the ideas to be discussed.

The State of Housing Cooperatives in the Year 2010
– By Bill Magee, ARM, IAP, NAP, CCD President Noble Square Cooperative, President MAHC

Cooperatives have good times and bad times the same as any other organization, but the founding cooperative principles
by which cooperatives govern themselves provide them with the power to stay the course.

In this turbulent economic environment we have seen giants of industry fall, entire blocks of homes foreclosed upon, unemployment skyrocket. But Cooperatives' have for the most part been able to weather the storm. What is the key to our survival in this challenging time? Cooperatives by their very nature are frugal and tend to live within their means. The dangers of spending what you don't have and basing your decisions on pure speculation could not have been made clearer than in the last 18 months of American history.

News from one of Our Coops

On September 16, 2009 our Board of Director's Vice President, Said Hakimi and our newest member, Paulette Spencer, received one of Rockville, Maryland's highest honors from the Mayor and Council Members—"The Good Neighbor Award." They have been invited to the Capital City of Maryland (Annapolis) to tour the city, State House,

MAHC Proudly Welcomes Board Member
Anna Howard

My name is Anna Howard, and I have been graciously granted the opportunity to serve on the MAHC Board. I became aware of
cooperative living in 1996 when I moved to Ash Street

Don't be a Discriminator!
The U.S. Department of Housing and Urban Development (HUD) receives more than 10,000 complaints a year about discrimination. You would think that in the year 2010 we would not have to think about discrimination as an issue. Unfortunately, the world still is not perfect, so we must keep making a conscious effort to change.

Getting Into Techno-Trouble
We all know of a certain Detroit Mayor that was involved in a texting scandal. He never thought that the text messages he sent would ever get him caught, or a certain football player that tweeted about his coach and then ended up sitting for the majority of the season, just to be traded to another team. Celebrities are constantly on twitter updating their status to the world, which has only gotten easier with today's free technology at everyone's fingertips.

Going Green - Saves Green
Whether you believe in global warming or not, the government is giving away benefits upon benefits to energy saving technologies. We all know that natural energy like wind, water, and solar are what our energy sources of the future will be. The newest incentives from the government are from the American Recovery and Reinvestment Act of 2009, along with the Energy Policy Act of 2005 and the Emergency Economic Stabilization Act of 2008. These acts can save you green!

How Much Debt Could a Woodchuck Chuck if a Woodchuck Could File Bankruptcy?
According to the Bankruptcy Code, if the woodchuck is a member of a housing cooperative, he is not going to get to discharge all of his carrying charges, and if there is a possession judgment against him, the automatic stay may not protect him either.

As part of the Bankruptcy Abuse Prevention Act of 2005, charges which accrue during the time the debtor physically occupies the unit, or, for as long as he holds a legal, equitable or ownership interest in the share of the cooperative are excepted from discharge.

MAHC's First Line
The first line of MAHC's mission statement is "To support and champion the cause of quality housing through education ". This is the part that I personally take seriously, which is the heart of MAHC. Members have been requesting more education, and thanks to Marlene Dau, Melanie Phillips and Dino DeMare, three new classes have been developed for cooperative living. Certified Cooperative Director, Manager and Maintenance.

Polly wants a Crack at It?
Cooperatives ban fur bearing animals for many reasons including health, safety and welfare of the members. On the surface, pets are cute, fuzzy and adorable. They cuddle with you and alert you to trouble. They provide the conversations a lot of us crave because they cannot talk back. For all that cute fuzziness however, some pet owners just do not get it when it comes to pet care in a housing community making it necessary to limit types of pets and or all out banning pets

What to Do If the Upstairs Neighbor Clog Dances and Other Trials of Community Living
If you are like every other community, you receive complaints from Members spanning from noise to odor. Understanding that people are unique and expect to be treated that way, a lot of communities struggle with how to handle arguments and disagreements between neighbors. Rules are a good place to start.

DO YOU KNOW WHERE YOUR "ESI" DATA IS TODAY
BY RANDALL A. PENTIUK, ESQ.
Perhaps you recall that radio commercial which ask "Do you know where your children are tonight?" Well now something else has come along that takes that question to the next level for cooperative housing and management agents. The question now being asked is: "Do you know where your email and electronic data are today?" If you don't, you could be in for a rough legal time when litigation comes knocking on your door. What brought about this concern for e-data anyway and why ought you be concerned?

Intoducing new MAHC Board of Director Brenda McElhaney
"The heart of education is with MAHC"

My name is Brenda McElhaney and I have received the privilege to serve on the MAHC Board. I would like to take this opportunity to introduce myself to the members of MAHC

MEMBERS ASKED FOR IT...MAHC DELIVERED IT by MARLENE DAU

The Midwest Association of Housing Cooperatives Board of Directors and staff have responded to overwhelming requests for new, improved, and extensive training for Directors and their staff

The Midwest Association of Housing Cooperatives is pleased to announce that new classes they have been working on at the request of their members and comprehensive courses which offer certifications are now ready.

The new classes are announced as follows:
• Certified Cooperative Maintenance Manager (CCMM)
• Certified Cooperative Director (CCD)
• Certified Cooperative Manager (CCM).

PLANNERS SHOULD LEAD THE WAY
Low- Equity Cooperatives = Housing Solutions
As federal housing policy continues its journey into the twilight zone, and the housing needs of low - moderate-, and now middle-income households become more acute, programs that supported low-equity cooperatives, the most successful federal housing programs in the nation's history, continue to lie dormant.

SPIRIT OF COOPERATION
Coops—Ultimate goal is not to make a profit; it's to provide benefits
Don White's smitten with the Park Forest town house he and his wife: Susan, moved into last August. After the couple married in January 2008, they began looking for a home that could accommodate visiting grandchildren and also deliver economic sense as retirement neared.

THE PERSONAL INTEGRITY DIET
HOW TO LOSE THE DEAD WEIGHT IN YOUR LIFE
BY: JIM JENKINS
Spring is when we usually begin to shed our winter pounds. Everywhere I turn, I find people dieting, getting ready to look their best for the summer.

And just as it's important to make smart choices about the food you eat, it's important to choose what kind of people you surround yourself with, and let yourself be influenced by.

You can think of this as you would an Atkin's diet, which values an abundant consumption of proteins, a moderate consumption of good carbs, such as whole grains, and a reduction in bad carbs, such as white breads and sodas.

In the spirit of spring, you should start to think not only about how to make your body look its best, but how to make your sense of self more healthy, both in and out of work

THOUGHTS ABOUT A FASCINATING TRIP
BY WILLIAM MAGEE, PRESIDENT, MAHC
I did not rest well at all the night before April 25, 2009. My phone rang early in the morning; the person on the line was saying to me that it was time to get ready for my trip to the airport. I was glad and sad all at the same time that morning. Halfway to the airport I realized that I had left my ticket and passport at home. The driver had to turn around and take me back home to retrieve the documents before I could truly say that I was on my way.

Once on the plane, I tried to sleep, but I could not because something within my mind kept whispering to me that this attempt to venture into a new direction for the organization could be a disappointment to all who were attending – MAHC's Education on the High C's. Would they feel that their money was spent wisely? Would they get out of it the increased knowledge they were looking for?

ARE YOU READY FOR COMPANY?
Company's coming!" In the small-town, pre-Internet, pre-videogame world that I grew up in, those words were almost always good news. It usually meant that friends or relatives were on their way, and that our family would enjoy visits with people of importance to us. Or sometimes, the company would be more official in nature, such as a local priest or minister, or someone calling from a community business.

INTRODUCING TRACEY GOETSCH
My name is Tracey Goetsch and I have had the privilege of being recently elected to the MAHC Board or Directors. I would like to introduce myself to the membership of MAHC

YOU HAD ME AT "HELLO"!
This famous line form the movie Jerry McGuire should serve as a mantra for our onsite managers throughout the Cooperative system. The greeting a person receives when entering our office, whether a member of the cooperative or a potential member, should make them feel immediately welcomed and comfortable talking with our managers.

SECTION 504 AND PHYSICAL ACCESSIBILITY EQUIREMENTS Part 1
Cooperative Housing Boards are often faced with difficult questions regarding compliance with
Section 504 of the Rehabilitation Act of 1973. There appears to be confusion about the law's application to different types of Cooperatives depending on whether or not they accept Section 8 funds, are built prior to 1973 or have their mortgages insured by HUD. This Article helps Managers and Boards be better aware of the law and what it requires of them in terms of a Cooperative's duty to make physical alterations to their structures and units in order to comply with the law and accommodate members with disabilities. For specific legal advice, however, you should always consult your legal advisor

TRANSFERRING RISK TO RESIDENTS
Accidents happen; it's a fact of life. Every day, residents inadvertently expose property owners
and other residents in the community to a variety of risks. Some are life threatening—such as kitchen fires—and others are simple mistakes, such as accidentally overflowing a bathtub

WRITING A DISASTER PLAN
Every cooperative, regardless of its size, should have an emergency disaster plan which addresses that property's needs. It is the road map by which the membership responds to the crisis, both during and after the specific event. The Board of Directors responsibility is two-fold. First, to protect the lives of the occupants, and secondly, to protect the investment of the membership.

SECTION 504 AND PHYSICAL ACCESSIBILITY REQUIREMENTS Part 2
Cooperative Housing Boards are often faced with many questions regarding compliance with
Section 504 of the Rehabilitation Act of 1973. This Article is the second in a series that helps Managers and Boards be better aware of the law and what it requires of them in terms of a Cooperatives duty to make program changes in order to comply with the law and accommodate members with disabilities. For specific legal advice, however, you should always consult your legal advisor.

COOPERATIVES COME IN ALL SHAPES!
As we all know, Cooperatives are formed for many uses; agricultural, retail, grocery, and of course some of the most beautiful properties in the world. They come in all shapes and sizes; high rise buildings, senior communities, town home communities, and much more.

FIRE SAFETY
The following list was generated by the National Fire Protection Association. It provides insight as to why, each year, hundreds of people die inside their homes trying to put out fires instead of getting out

CHAOS OR COMMUNITY
Where do we go from here? As a community, we must remember the guidelines of a "higher and better way—the way of shared prosperity" as we seek to improve the lives of all Americans. I believe that a combination of sound, political and business leadership is key to that achievement.

Organizational Success
Every organization regardless of how large or how small they are is measured by its success..
"Success is a peace of mind which is a direct result of self-satisfaction in knowing you made the effort to become the best that you are capable of becoming."
Organizational success is dependant upon its leaders. Always remember that while ability may get you to the top—character will keep you there. Preparation is a key part of how organizational leaders are measured. Are you prepared?

Animals Within A Corporation's Structure
1. Shark—The shark is constantly in motion, always looking for something or someone to devour.
2. Crocodile—Patiently waits in the drinking pond for its prey. The crocodile drags its victims down with it and may slowly devour its victim over a long period of time

8 Ideas to Manage Controversies in Meetings
Inevitably, any organization will encounter controversies with respect to issues or changes under consideration. Controversy as such is not bad, but the way it is handled can determine whether your organization will emerge from the discussions bruised and divided or healed, confident and united

Highlights of the 2007 MAHC Annual Conference
More than 262 participants from nine states convened in San Diego, California May 13—May 17 for the Annual Conference. We offered two extra events for 2007: the City Tour and a Casino trip. The City Tour was an early bird special for members that arrived early for the conference. We filled five buses with 218 people for the Casino trip on Monday .

Protect Yourself From Identity Theft and Scams
Scams are everywhere. However, identity theft and its evil twin, phishing, have become major problems. Strictly, identity theft occurs when someone literally steals your identity. They set up bank accounts, take out credit cards, and borrow money in your name. But related scams include someone using your credit card number illegally, or stealing your PIN and looting your bank account.

Water Quality for You and Your Neighbors
Cross Connections
A cross connection is an arrangement of piping which could allow undesirable water, sewage, or chemical solutions to enter your drinking (potable) water system as a result of a backflow. Cross connections with potable piping systems as a result of backflow have resulted in numerous causes of illnesses and even death.

The Devil is in the Details
Dealing with Co-op Vendors
Cooperative Boards, in discharging their duties, usually award contracts to low bids. They also try to cut corners in entering into contracts with bidders. Obviously, the motivation is to keep costs down for the benefit of their members. That is what they perceive as their job, and they are correct—in part.

But the rest of the story needs to be told. Sometimes the low bidder is not an established, reputable businessperson. Sometimes, the low bid means cutting corners. Sometimes, it spells disaster for the Cooperative.

Highlights of the 2006 Midwest Association of Housing Cooperative's
Annual Spring Meeting
Once again, this year's Annual Meeting held at the Jacksonville Hyatt Regency Hotel on. Sunday, May 19, 2006 was a great success with a turnout exceeding 200 attendees, We also had a "filled-to-capacity" turnout of vendors in our exhibit areas, which fortunately not only bring benefit to the Association but benefit to Association attendees as well. A testimonial to our growth and popularity over the years.

Say It Mean It Do It!
Getting Involved in Your Community
I have lived my entire life along the philosophy that if you say something it should be more than just mere words, it should translate into meaningful actions, as the old saying goes, "action speaks louder than words"

Cooperatives Offer Alternatives
Living in cooperative housing is the best of both worlds, according to Blaine Honeycutt, president of the board of directors at Georgetown Place Cooperatives.

It many cases, it is less costly than buying a house or a condominium, and it provides for a level of homeownership that apartments do not, he said.

Introducing Hope Turner
MAHC Board Director
Hello, let me introduce myself, I'm Hope Turner. I was recently elected in May to the MAHC Board at the Annual Conference in Jacksonville, Florida.

I am the President of the Concord Consumer Cooperative in Trenton, Michigan where my children and I reside

Thinking of Refinancing? Questions to Ask Potential Lenders
A large number of Cooperative Boards are presently exploring the option of refinancing their existing mortgage. Whether motivated by a desire to get rid of HUD, to take advantage of relatively low interest rates, a soft market for construction, a need to improve the property, or any combination of these considerations, the Board must do a lot of homework. We have listed some vital questions that should be answered by the prospective lenders before a selection is made

Take The Boring Out of Board Meetings
It's a board meeting day. You're expected to participate in discussions or give an update about a new initiative or some committee work.

What kind of thoughts run through your mind? "Wow. This is going to be a great day!" "I can't wait to tell them all about the task force results." "Board meetings make my day." Or is your thinking more like this: "Oh no, another board meeting." "I hope we can get a decision." "I wonder if we'll get anything done this time."

Directors and Officers Liability
Congratulations! You've volunteered and have now been elected to your housing cooperative's Board of Directors. Your civic duties will be rewarding but could be a source of unforeseen liability. Disgruntled shareholders in your cooperative may not be appreciative of your efforts and decisions while on the board or acting as an individual officer.

Finding and Electing Good Directors
Central to the success of any cooperative is a board of directors that represents all the members. The board is also responsible for the co-op's long-term future. This makes it vital that directors be free from conflicts—personal, financial or other.

The board is also responsible for the co-op's long-term future

The President Speaks
As volunteer leaders we are an integral part of the game plan of our Association, helping it to grow and providing an objective sounding board for the implementation of the association's agenda to move ahead. In realizing the extent of leverage, it is incumbent on us to use our consensus building skills to help the association reach its goals and objectives. Indeed, the grown of an association is directly proportionate to the collective strength, willingness and ability of its board-the volunteer leaders who truly set the wheels of change in motion.

Protect Yourself from Phishing Scams
What is phishing (fish' ing)? Phishing is a type of fraud designed to steal your identity, it is the act of sending an e-mail to a user falsely claiming to be an established legitimate business in an attempt to scam the user into surrendering private information that will be used for identity theft. In phishing scams, scam artists try to get you to disclose valuable personal information by convincing you to provide it under false pretenses. For example; an e-mail directs the user to a visit a web site where they are asked to update personal information, such as passwords and credit card, social security, and bank account numbers, which the legitimate organization already has.

Letter from the Editor
Everybody I have talked to about the upcoming annual MAHC Conference being held this year in Jacksonville, Florida has expressed a great deal of enthusiasm and excitement about being in one of Florida's most beautiful cities, especially since the weather promises to be perfect for the occasion and may I add, just in time for those of us who are suffering from a large dose of "cabin fever" at this particular time, due to the harsh weather we have all suffered through this winter. I know that I am looking forward to being there and hope that I will be seeing you there, as well

AUDIT COMMITTEES FOR NON-PUBLIC COOPERATES
The origin of the modern audit committee dates back to 1939 when the New York Stock Exchange recommended that public companies have an audit committee. The role of the audit committee has evolved over time, and not the Sarbanes-Oxley Act requires public companies, including cooperatives that register their stock with the Securities and Exchange Commission, to have an audit committee

THE LEGAL COUNSEL CORNER
Question:
My Coop Board is confused about proxies and absentee ballots. What is the difference? Can we use either or both? Are they used at membership meetings or board meetings, or both? .

VOTING PROCEDURE AT THE NAHC ANNUAL MEETING
There was some confusion and uncertainty at the last NAHC Annual Meeting on how MAHC casts its votes. The Bylaws Committee has taken the initiative of addressing this issue and will be discussing ways to improve the process so that no cooperative within the MAHC membership feels disenfranchised. We are presenting a proposal for approval at the Annual Membership Meeting in May.

50 WAYS TO IMPROVE YOUR RESIDENT RETENTION
Be nice to the residents. Residents pay the salaries of all onsite employees, like it or not.

Keep the community clean. Pick up all trash or debris. Notify residents immediately when their Patios or balconies are not in compliance with the policies of the community.

COMMUNITY CHECK UP
Any community can become depressed, listless and out of sorts. Good health is often only a prescription away. Here are some that might improve the overall health and happiness of your community

Share Loans
With increasing interest, Cooperative Boards are asking us about share loans. These are loans that are made by a third party lender to a member usually for the purpose of purchasing a membership share in the cooperative.

First Time Buyers See Dreams Fade
Rock-bottom interest rates and low-down-payment mortgages have allowed more first - time home buyers to fulfill the American dream in recent years, hut some say the dream has turned to nightmare.

A number of inexperienced buyers now face foreclosure, complaining they didn't realize the high cost of home ownership everything from adjustable rate mortgages to hidden taxes to construction detects

HUD Focusing New Attention On Co-op Housing
Q & A
Allen H. Jones was sworn in as senior adviser and special assistant for cooperative housing in the department of housing and urban development in may 2003. Reporting to the federal housing commissioner, Jones serves as HUD's point person for cooperative housing issues and policies, he's the first to fill the position in many years. Jones answered questions on housing issued for cooperative business journal

Message from the President
Happy New Year! 2004 has gotten off to a great start for the Midwest Association of Housing Cooperatives and I want to share with you some of the things we are working on to improve services to our membership

MOLD
At the various sessions, a common theme emerged, especially from the attorneys. Don't ignore a leak. Act on a leak and drying conditions within 48 hours. Act on resident complaints of smell or odor. Have an operations and maintenance plan for mold and moisture control.

Cooperator's (Renters) Insurance: Why Our Residents Need It!
"What would you do in the event of a fire? How would you replace your personal property?' If you ask your members those questions, how would they respond?

Mortgage Refinancing
A large number of cooperatives are contemplating refinancing their existing mortgages. Several reasons exist for this. First, interest rates are at an uncommonly low level which makes it rather advantageous to take out a loan, While the existing mortgages are typically low, the rates now are extremely attractive and may not last much longer,

Evaluations Create More Effective Boards
Some years ago a board member said to me, "I've been on the board for 21 years. That doesn't mean I have 21 years of experience. It means I have a one-year experience 21 times.

The President Speaks Some Thoughts For The New Year
Dear MAHC Members and Friends, As President of MAHC, let me take this opportunity to express my personal thanks to everyone for your continued loyalty and untiring dedication to helping us in the continuation of MAHC's very important educational programs, as well as all of the other work we do in an effort to make the housing Co-op lifestyle an even more affordable, safer and more enjoyable experience.

Keynote Speaker Address From NAHC
We, as members of a world community, have been caught up with remembering the tragic events of 9/11; and here I am one day after the anniversary of that deadly event, undertaking to define the significance of cooperative principles in a world of insatiable greed. You will have to judge the success of my endeavor.

What is the Real Cost of Resident Turnover?
Too often we only consider the "hard" or obvious costs associated with completing the make-ready. There are many hidden costs you need to be aware of when you lose a resident. Have you considered the following costs?