Thursday February 26, 2026
Community association boards are carrying more responsibility than ever. Expectations are higher. Regulations are changing faster. Residents want transparency, responsiveness, and professionalism, often in real time. That reality was front and center during our recent board education webinar, The evolving HOA: modern governance in a changing world, where industry leaders discussed how modern HOA governance is shifting, and boards can lead with confidence while protecting community values.
Hosted by Mathew Eberius, vice president at FirstService Residential, the discussion brought together perspectives from across the industry, including David Diestel, CEO of FirstService Residential; Lauren Starner, senior vice president of community and lifestyle services; and Brandon Davidson, regional director for high-rise communities. Their message was clear: Governance has changed, but the heart of community leadership has not.
Why modern HOA governance matters now
According to the Community Associations Institute, more than 75 million Americans live in community associations across roughly 365,000 communities nationwide. That scale means volunteer board members are influencing the quality of life and financial well-being of millions of residents. CAI data also shows that associations continue to grow each year, particularly in states like California, Florida, Texas and Arizona, where master-planned and high-density communities are increasingly common.
“With that growth comes complexity,”
Mathew said during the webinar.
“Boards are navigating rising operational demands, evolving legal expectations and increased resident scrutiny, all while serving as volunteers.”
David Diestel opened the discussion with a note of appreciation.
“You are in a community leadership role,”
he told attendees.
“You represent all of your neighbors and the long-term interests of the community. That is a balancing act, and it matters.”
What has changed and what has not
One of the most powerful takeaways from the webinar was David’s reminder that while tools and expectations have evolved, resident priorities remain largely the same.
“People want to feel proud of their homes and enjoy where they live,”
he said.
“What has changed is the speed, complexity and visibility of everything around us. Expectations have risen, accountability is higher, and access to information is instant.”
That shift shows up most clearly in how boards communicate and make decisions. Social media, digital platforms, and online forums mean decisions are often questioned in real time. Boards are expected to explain not just what they are doing, but why.
Lauren noted that this is especially true in large-scale, master-planned communities.
“These communities are functioning like small cities,”
she said.
“Residents compare their experience to hospitality-driven environments. Responsiveness, consistency and professionalism are now baseline expectations, not luxuries.”
Governance in high-rise and high-risk environments
For high-rise communities, the stakes can be even higher. Brandon shared how governance has become deeply tied to risk management and regulatory compliance.
“Governance is no longer just administrative,”
he said.
“Boards are dealing with life safety systems, reserve funding mandates, insurance volatility, and expanding inspection requirements. Decisions escalate quickly and have real financial and safety implications.”
These challenges are not theoretical. In recent years, states have introduced stricter reserve study requirements, inspection mandates and disclosure laws, particularly for multi-family and high-rise buildings. CAI tracks more than 2,100 pieces of legislation across all 50 states that impact community associations.
“Boards should not view legislative change as a surprise,”
Brandon said.
“It is a predictable part of modern governance, and preparation makes all the difference.”
Transparency, technology, and trust
Technology came up repeatedly as both an opportunity and a challenge. Digital tools can enhance governance by improving communication, increasing access to information and streamlining routine tasks. But panelists cautioned that technology must support, not replace, human connection.
“Technology needs to be an enabler,”
David said.
“We are in a human-to-human business. When technology handles simple questions quickly, it frees boards and management teams to focus on bigger conversations and long-term planning.”
Lauren added that boards sometimes struggle not with the tools themselves, but with how they are implemented. Hybrid meetings, electronic voting, and online portals require structure and clear expectations.
“Without the right framework, some voices can feel left out,”
she said.
“The process matters as much as the platform.”
Succession planning and sustainable leadership
Another theme that resonated strongly was board sustainability. As communities grow and responsibilities increase, many boards struggle to recruit and retain volunteer leaders.
“Succession planning is one of the most underestimated governance priorities,”
David said.
“Burnout is real. Committees, education, and leadership development help build a pipeline of future board members who understand the community’s vision.”
Lauren emphasized the importance of continuity.
“When an entire board turns over and institutional knowledge walks out the door, that creates risk,”
she said.
“Documenting decisions, clarifying the why behind policies and investing in strategic planning help communities stay grounded through change.”
Practical takeaways for today’s boards
Across all community types, the panelists offered consistent guidance for boards navigating modern governance:
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Lead with strategy, not reaction. Carve out time for long-term planning alongside day-to-day operations.
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Communicate early and often. Transparency builds trust, even when decisions are difficult.
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Lean on professionals. Legal counsel, reserve specialists, engineers, and management partners provide expertise boards cannot be expected to hold alone.
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Stay educated. Legislative updates, industry research, and board training reduce surprises and improve decision-making.
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Remember the human side. Governance is about people, homes and quality of life, not just compliance.
Looking ahead
As community associations continue to expand, governance will only become more complex. CAI research shows that by 2040, the community association housing model is expected to become the most common form of housing in the United States. That makes education, collaboration, and thoughtful leadership more important than ever.
“We partner with boards,”
David said in closing.
“Our goal is to support you so you can enjoy your community while protecting its future.”
Continue the conversation
If you missed the webinar or want to explore past and future topics, click here. These complimentary sessions are designed to support board members with practical insights and real-world guidance.