Summer Safety – Inform Your Members

By Community Association Management Insider

Springtime is a great time to get ready for a busy summer at the community you manage. Many members invite guests into the community and host seasonal parties or activities. There may even be association-sponsored summer fun. But it’s important during this time to keep the community operating smoothly by avoiding accidents and liability for the association during the months where there is extra usage of amenities.

It’s crucial to avoid risks and association liability by making sure that summer safety rules adequately address risks, and members comply with them. Set expectations by passing and enforcing rules barring dangerous behavior in three high-risk areas:

  • Sports courts and the swimming pool
  • Common areas
  • Rooftops

Make sure to say in the rules that all members, residents, and their guests using sports courts or the pool do so “at their own risk,” and that neither the association nor its manager shall be responsible for injuries or accidents. And specify that if a member violates any of these rules, the association and/or manager reserve(s) the right to bar them from using these amenities.

safe summer

Community Association Management Insider provides step-by-step management techniques and easy-to-implement solutions to the challenges facing today’s community association managers.

Solving the Social Media Problem

By Sterling Jenkins

Stop me if you’ve heard this one before.

Jane lives in an HOA and creates a social media group for her community as a way for neighbors to get to know each other and to find out what’s going on.

It works great… at first. But pretty soon a few people sign up who decide to use it as a platform to wage their own personal battles. They make accusations and personal attacks. They are loud and rude.

Before long, most of Jane’s “nice” neighbors won’t use the online community at all because it’s not a friendly place. Her HOA board of directors hates it and has asked her to remove it. The HOA’s attorney says that some of the statements on the forum are defamatory.

This isn’t how it goes with every community association, but chances are high that this story is familiar if you’ve ever managed HOAs.hoa-social-media-nasty

Why does social media so frequently go sour in HOAs when it works great in most non-HOA neighborhoods? Can the problem be solved? Or should community associations just avoid social media altogether?

These problems can be resolved and the risks can be mitigated. If done right, social media is the best way to communicate in your community.

Don’t Give Up! Other Industries Have Solved These problems

While HOAs and condos do have their own unique set of problems, trouble with civility in online communities is very common. Other industries have solved these very problems. Here are some general principles that we can apply.1

  1. Encourage Voluntary Compliance

    Most people want to be civil; it’s in their nature. All they need is a gentle nudge in the right direction.

    • Make the Rules Clear — You should require people to agree to some simple rules before joining the community. This simple step will take care of the majority of problems. Displaying your rules prominently (but not too prominently) will also help.2
    • Enhance Sense of Community — People are more likely to be civil if there’s a strong sense of belonging. You can do this by creating a culture for your online community. Maybe ask them to share their favorite song or organize lots of events through your site.
    • Reward & Sanction — Many online communities incentivize behavior through virtual rewards. For example, Stack Overflow, awards virtual points for good behavior and removes points for improper behavior. Each user then has their community score displayed next to their name. Believe it or not, this works!
  2. Coerce Compliance

    While most people will behave by simply being reminded what “behave” means, there will always be some that will require some coercion.

    • Bans & Gags — Many sites like Wikipedia and LinkedIn will temporarily gag an account if its owner keeps breaking rules. They will even ban accounts who are repeat offenders.
    • Require Earned Participation — Stack Overflow doesn’t allow you to do certain things until you’ve passed certain milestones. This way they make sure that the posts on their site are high quality. (It also keeps the spammers and trolls at bay.) In your case you could require people to pass a quiz before they can create a post.
    • Limit Fake Accounts — Bans and gags only work if it’s difficult to create another account. NextDoor3 does this by requiring a credit card. Gladly does this by syncing with management software.
  3. Limit Effects of Bad Behavior

    Sometimes you’ll find people who insist upon breaking the rules no matter what you do. (Who knows why? Maybe they weren’t hugged enough as a child.) This won’t happen very often but you need to be prepared when it does.

    • Fairness — Even the most passionate trolls, and repeat offenders can turn around if they have the chance to appeal their case — even if their appeal is denied. This is because it’s perceived as being fair. This works best if the governing body is the community as a whole rather than a small group of people (like an HOA board).
    • Group Moderation — Having a small group of people moderate posts is probably not a good idea. It takes time and the result can be much worse than if you didn’t moderate at all. An offender can quickly go from angry to raving mad if he feels like he’s being censored. A better solution is to find a platform that will allow the group to moderate posts. Most people want civility as much as you do and — if they are trained to do it — they will moderate the forum for you.
    • Training — Train owners about what to do when they encounter a rule breaker. Do they kindly remind that individual about a rule? Do they remove the post?

Put It into Practice

Feeling a bit overwhelmed? Can’t say I blame you. If you had to do this all on your own, I’d recommend that you avoid social media in your HOAs like the plague. Fortunately there are several social media platforms that are designed specifically for HOAs (Gladly, Nabr Network, and Rezedent are just a few).

Choose the Right Platform

The right platform can be designed to do all of this for you. I recommend looking for a platform that, first and foremost, understands the issue of bad behavior on social media in HOAs. Make sure that it 1) encourages voluntary behavior, 2) coerces compliance, and 3) limits the effects of bad behavior. Make sure that the platform can back up their claims with real data. Finally, look for a social media platform that will reduce both stress and time for board members and managers.


1Many of the ideas for this article are taken from the book Building Successful Online Communities, by Robert E. Kraut and Paul Resnick. If you’re interested in the latest thinking on this topic, I highly recommend you pick up this book.2Displaying rules too prominently can actually backfire. It gives people the impression that rule-breaking happens a lot — so it must be OK.3NextDoor works great for most neighborhoods, but is not designed for HOAs and so has no way of influencing behavior. In our experience, HOAs that use NextDoor frequently have the same problems that Jane did in my example.

Parking Problems

By Donna DiMaggio Berger

It really shouldn’t come as a surprise that older multifamily communities have serious parking problems these days since those communities were built decades ago when families used fewer cars.

Today, people move into these communities with three, four and sometimes five cars in tow. In condominiums and cooperatives, there is limited space in the parking garages and parking areas. In homeowners’ associations, parking on the streets and in private garages (many of which are inaccessible due to the fact that they are used as storage units) can be just as problematic.

The proper management of parking spaces is necessarily tied to how parking spaces are classified in a community’s governing documents. In some communities, one or more spaces may be appurtenances to the units, meaning they are conveyed via deed along with title to the unit and cannot be split apart from unit ownership. In other communities, all spaces are defined as common elements which are freely assignable by the board whereas in still other communities, parking spaces are limited common elements which means they are used exclusively by the owners to which they are assigned.

Boards dealing with parking problems often have to navigate amongst the following:

  • Requests for reassignment of parking spaces;
  • How to accommodate disabled parking requests;
  • Insufficient guest parking, particularly during holidays;
  • Initial Developer parking assignments which have been ignored or forgotten over many years; and
  • Owners swapping parking spaces without the authority to do so.

There are a variety of ways to handle parking space problems including possible amendments to your declaration and/or rules and regulations in order to update an antiquated system put in place decades ago.

Even brand-new communities can have persistent parking problems. Recently, a large part of the appeal of a shiny new building in Miami-Dade was its “automated parking garage”. The Robotic Valet was intended to eliminate the need to fight over spaces, remove any concerns about security and generally make residents’ lives easier. It all sounded wonderful but the room for mechanical and human operator error quickly became apparent with some owners waiting for hours for their cars to arrive. One of the areas which was overlooked was peak hours for vehicle retrieval requests. Another was the need to get robotic parking right if you build a garage with a reduced number of parking spaces!

If your community is having parking problems or you just want to be proactive in this regard, please speak to your association attorney for some solutions.

NoParking

5 Powerful Ways to Kickstart Your Morning

By Peter Economy

What you do first thing in the morning sets the tone for the rest of your day. Get things off to a good start every time.

We all know that waking up on the right side of the bed sets the tone for what’s going to happen the rest of the day. Check out these effortlessly simple ways to get your morning off on the right foot.

1. Don’t hit snooze.

You don’t actually need that extra five minutes of sleep. Don’t let your alarm clock trick you with its tempting snooze button. Avoiding the pitfall of going back to sleep–and waking up even groggier than before–is something we all should make more effort in doing. It’s important to remember that, in the grand scheme of things, we’ll be happier we got up first thing in the morning, revving and ready to go.

2. Meditate.meditate

Clearing your mind to find some clarity before your hectic day is absolutely important for starting things off successfully. Reach a place of strong, unshakeable inner peace before looking at your colorful calendar or checking your 40 unread emails.

Put your mind first–after all, nothing works without it.

3. Get your gears turning.

For some of us, this means coffee. For others, this means a quick stretch or jog before work. Although we all have different ways of waking our bodies up, this is a crucial step in beginning our day well. Feed your body what it physically needs to get going, whether it is coffee, breakfast, or exercise. The rest of the day, it’ll thank you.

4. Drink water.

Having a glass of water first thing in the morning is a refreshing way to soothe that dried out throat after a long night’s sleep. For those of us who snore especially, water is key to hydrating our irritated sinuses and vocal chords.

5. Decide on an intention.

Even if it’s just one thing, make a decision to get something done today. As insignificant as it may seem, setting an intention about anything–regardless of how trivial the action–is a great way to begin as an active participant in your everyday life first thing in the morning. It is, if nothing else, a useful tactic for reminding us not to let life go by without seizing the day.

While Peter Economy has spent the better part of two decades of his life slugging it out mano a mano in the management trenches, he is also the best-selling author of Managing for Dummies, The Management Bible, Leading Through Uncertainty, and more than 75 other books, with total sales in excess of two million copies. He has also served as associate editor for Leader to Leader for more than 10 years, where he has worked on projects with the likes of Jim Collins, Frances Hesselbein, Marshall Goldsmith, and many other top management and leadership thinkers.

Science Says Do This One Thing Before You Go to Bed

By Peter Economy

How we begin our days usually takes center stage in planning. We have to wake up, prepare–both mentally and physically–and get into the groove of things. It’s been ingrained into us that breakfast is the most important meal, that we must make sure to take a couple deep breaths, and even do some visualization exercises before leaving the house. Yet, could it be that how we end our days is just as important as how we start them?

Turns out, that might just be the case. Although there’s great value in getting up on the right side of the bed, there’s also just as much merit in ensuring we take our time before hitting the hay for the night.

So, what’s the one thing every single one of us should be doing before letting our bodies rest for another day?

Writing down what happened.

Although journaling seems tedious–and, at times a bit rudimentary–it can be an incredibly helpful way to compartmentalize our thoughts without realizing it. When we go through the highs and lows of each event encountered during the course of a day, we don’t simply recount the facts–we offer our commentary as well.

What we say about each event–whether we felt frustrated or jealous or exuberant or nervous–ultimately tells us a lot more about ourselves than what we actually did. As easy as it is to forget, we are not what we do. We are, instead, what we make of our actions.

Journaling has been proven to be a very therapeutic exercise. It gives us the chance to sort out our opinions and reflections and to learn from what’s past and look forward to what’s next. Psychologists at the University of Texas in Austin have even gone as far as saying that journaling strengthens T-lymphocytes, which play a crucial role in cellular immune response.

Scientific evidence has also touched upon the roles the different sides of the brain play in writing things down.

brainThe left side of the brain is graced by logic–using your rational and analytical skills to decipher what exactly occurred today. The right side is governed by creativity, instead allowing you to feel and create. When we journal, both sides of our brain are engaged, reaching prime cranial potential right before you nod off for the night.

Before you go to bed tonight, pick up a pen and a piece of paper–and just write. How much better you feel when you wake just might startle you.

 While Peter Economy has spent the better part of two decades of his life slugging it out mano a mano in the management trenches, he is also the best-selling author of Managing for Dummies, The Management Bible, Leading Through Uncertainty, and more than 75 other books, with total sales in excess of two million copies. He has also served as associate editor for Leader to Leader for more than 10 years, where he has worked on projects with the likes of Jim Collins, Frances Hesselbein, Marshall Goldsmith, and many other top management and leadership thinkers.

Dealing with Difficult People

By Debra J. Oppenheimer

How do we as humans deal with people who yell and scream at us or refuse to be rational? You know the type, adversarial, manipulative, inflexible, unreasonable, and irrational. For most people, the answer is “We don’t”. If given the choice, most of us choose not to work with people like this. We don’t socialize with them, we avoid them at work if possible, and we make our own lives easier by simply ignoring them whenever we can.

difficult pplBut what happens when you do not have a choice? In homeowner associations, we often find there is at least one person who refuses to listen to anything the board has to say. Unfortunately, because associations are also businesses, it is often not possible to simply ignore the person. So how do associations handle these types of situations? How should they handle them? The same way you would at work when you have no choice. You remain professional and you follow the rules.

First, try to empathize with the “opposition”. In other words,try to understand (not agree) with the difficult person’s position. Understanding the basis for their position may lead to a quicker resolution. See the below example:

Situation One
You are working on picking a landscape bi d. You believe 123 Landscapers would do an excellent job, but one homeowner is screaming at the board for the choice. Take a break in the meeting and talk with the owner and see if you can get his reason for being upset. It could be as simple as having incorrect information about the bid. Another possibility is he is confusing the current company for another company that did poor work for the community in the past. If you can get the opposer to calm down and provide his reasoning, it may be something that can assist or be easily addressed by the board.

Some people believe the only way to be heard or listened to is to yell and scream. While it is difficult to deal with, a little time and effort can assist you to work with these types of homeowners. But what about those people whose demands are just irrational? These are the homeowners whose complaints persist long after a decision was reached or the complaints pertain to issues the association has no authority to address or has already addressed. See the below examples:

Situation Two
A homeowner calls the manager to complain about noise.  When asked for specifics, the homeowner advises he can hear water running in the unit above him when the owner takes a bath and he wants it to stop. There is no appropriate response to this request that will satisfy the complainer. Taking a bath is not a creation of unreasonable noise and prodding such a response will not suffice.  In this type of situation, your fallback position must be to explain that you only have authority to enforce the restrictions and requirements set forth in the covenants and the noise of running bathwater is not a violation of the covenants. Therefore, you cannot assist the complainer.

Situation Three
Homeowner does not believe the association should approve a requested addition in his neighbor’s property.  The design review committee looks at the governing documents and approves the application.  Again, the first step is to communicate with the complainer and advise of the decision and the reasons for the decision. You may even wish to obtain a legal opinion indicating it was appropriate. When the complainer shows up for each meeting thereafter for months and attempts to argue the point again and again, remain calm and follow the rules.  Your conduct of meeting policy should state that homeowners may comment on issues prior to a board vote. Once they have commented on an issue, they do not get to do so again. Do not let them run meetings by going over issues not on the agenda or already decided.  Call on the next person to speak or move to the next item on the agenda.

What do you do about the person who screams, yells, and attacks when he is asked to comply with the covenants?  No matter what the violation is, when the covenant violation notice is mailed out, it is sure to be returned with pages of complaints, or excuses, or both along with attacks against everyone, including the manager and board of directors.

Regardless of what the violation is, if the owner supplies addresses of properties also in violation of the covenants, the board addresses these as complaints. Each violation must be reviewed and if the complaint is verified, then a violation letter should be sent out to each verified violator.

The excuses should be reviewed as evidence in any hearing scheduled on a complaint. The attacks should be reviewed and, if verified, addressed. If untrue, they should be ignored. No matter how long the list is, the board needs to investigate the allegations.  Additionally, the investigation needs to remain separate from the enforcement of the covenant violation of the homeowner. The board must follow the association’s covenant enforcement policy and move forward with the covenant violation just like any other violation. No matter how hateful the letter, the issues still must be reviewed. If associations follow their policies on covenant enforcement, then they will have investigated the complaints and taken action on those matters that could be verified thus, ending those attacks.

The urge to ignore people who attack or to try to turn the other cheek will not help associations. While it is difficult, it is the job of the board of directors working with community managers to investigate complaints and to enforce covenants. Associations and their representatives need to follow their own policies each time an issue arises. Difficult people live within our communities and the only way to address the situations that they cause is to remain professional and follow the rules.

Debra J. Oppenheimer is a partner at HindmanSanchez. With over 20 years of legal and business experience, Debra is a seasoned litigator. She is always prepared for whatever is thrown at her even in the courtroom. As a prior Deputy District Attorney, she learned the value of “listening” to people in order to get them to do what your client wants – a skill she uses daily in covenant enforcement.

Can Your Employees Really Speak Freely?

By James R. Detert and Ethan R. Burris

Chances are, your employees are withholding valuable intelligence from you. Maybe it’s about a project that’s gone off track or a manager who’s behaving badly. No matter how open you are as a manager, our research shows, many of your people are more likely to keep mum than to question initiatives or suggest new ideas at work.

This is true even if, like most leaders, you believe you have an open-door policy. (In our years of studying employee “voice” and advising organizations, we’ve never heard anyone say, “I have a closed-door policy.”) Think about it: How often do employees come to you, on your turf, to tell you the unvarnished truth simply because you’ve encouraged them to do so? The reality is, they worry—rightly or not—that you’ll take their comments personally, or that they’ll come across as disrespectful know-it-alls.

Leaders use a variety of tools to get people to speak up, like “climate” surveys and all-staff feedback sessions. Many of these efforts focus on improving communication up and down the hierarchy. But they usually fall short, regardless of good intentions, for two key reasons: a fear of consequences (embarrassment, isolation, low performance ratings, lost promotions, and even firing) and a sense of futility (the belief that saying something won’t make a difference, so why bother?). Here, we’ll look at how leaders’ misguided attempts to promote candor fail to address—and sometimes stir up—those feelings. We’ll also discuss tactics that are much more effective.

In a number of studies, we’ve found that when employees can voice their concerns freely, organizations see increased retention and stronger performance. At several financial services firms, for example, business units whose employees reported speaking up more had significantly better financial and operational results than others.

So getting all this right pays off—not just for the individuals eager to make contributions but for the organizations they want to improve.

The Fear Factor

It doesn’t take a tyrannical boss to inspire fear within an organization. Nor does it matter if an unsettling event like a restructuring or a takeover happened long ago. Once people become afraid to speak their minds, they’ll keep justifying their silence with explanations like “That’s the way our culture is—you don’t disagree with your boss.”

Without realizing it, leaders tend to make the problem worse with the following practices:

Relying on anonymous feedback.

The promise of anonymity is a common way to encourage frank input. Suggestion boxes, ombudspeople, 360-degree assessments, and satisfaction surveys all serve this purpose. Here’s the logic: If no one knows who said what, no repercussions will follow, so people can be forthright about any topic.

This line of reasoning has three flaws.

First, allowing employees to remain unidentified actually underscores the risks of speaking up—and reinforces people’s fears. The subtext is “It’s not safe to share your views openly in this organization. So we’ve created other channels to get the information we need.”

myth1Second, anonymity can set off a witch hunt. That was a theme at one Fortune 500 company we studied. When employees provided negative feedback through hotlines, suggestion boxes, and such, some bosses demanded to know “Who said this?!” People in other organizations had similar experiences. Many told us that they go to libraries and coffee shops and use public computers to complete online employee surveys—because they worry they’ll be tracked through their IP addresses otherwise. One man said he wouldn’t even report a problem to an ombudsperson. When asked why, he countered, “Who pays his salary?”

Third and perhaps most important, it can be difficult to address issues while protecting the identity of the people who raised them. Reporting in a survey that a manager acts abusively, incompetently, or in racist or sexist ways won’t do any good unless HR or an ombudsperson can assess the extent of the problem, explore the causes, and develop recommendations. That means interviews need to be conducted, stories corroborated, and additional data collected—all of which involve talking to the person who has accused the manager of wrongdoing. And if a complaint refers to a specific incident, it’s often quite clear to the manager which person filed it.

Issuing general invitations to come forward.

Open doors and attitudes are simply too passive. People still have to approach you to initiate a conversation, and that’s intimidating.

“But my people come tell me things,” you may be thinking. Fair enough, though there may be other things they aren’t coming to you about—issues that feel less safe. In particular, if you closely identify with an initiative, they’ll probably withhold constructive criticism about it, assuming you’ll take it personally.

A study we’ve run with hundreds of managers and professionals from different countries bears this out. In it, one group of randomly assigned respondents are asked to imagine they’re on a multifunctional team developing a new product. They’re told that the project keeps hitting major technical problems and that they ought to recommend ending it before it becomes a disaster. A second group are told the same thing but get one additional piece of information: Their boss has invested a lot of time in the project. Individuals in this group are significantly less likely to speak up, we’ve found. As one pointed out, frankness might wound or provoke the boss. “The old saying is ‘Don’t kill the messenger,’” he added, “but usually the messenger gets killed.”

Sending signals that you’re in charge.

Whether you realize it or not, you’re probably conveying your power through subtle cues. This can cause employees to clam up.

When someone ventures into your office, do you lean back in your chair with your arms clasped behind your head? You may think you’re setting a relaxed tone, but you’re really displaying dominance. (The posture makes you look bigger, a tactic animals and humans use to warn away others.) Are you sitting behind a big oak desk, in an expensive ergonomic chair, while your employee sits in a much smaller, cheaper, less comfortable one? Despite your good intentions (“Come on in!”), you’re inadvertently telling him to watch his step around you.

We’ve seen the effects of subtle power cues in many organizations. The COO of one large hospital in Texas told us a story about a prominent emergency room physician. For years this doctor had an excellent safety record and was well regarded among colleagues for delivering high-quality care. Yet he routinely received low scores on patient satisfaction. Although his diagnoses were accurate and his treatments effective, patients never felt comfortable with him. When his nurse pointed out this was causing them to withhold diagnostically important information, he finally understood what a problem it was.

With some prodding from the COO, the doctor made one simple change: He sat in a chair when making rounds, so he could talk to patients face-to-face rather than stand over them in their beds. Though his conversations were still brief and his bedside manner virtually nonexistent, sitting down made a world of difference. It seemed to convey that he took more time with people and cared about them, even though his other behavior changed very little. The next month, his patient satisfaction scores soared.

The Futility Factor

In many organizations we’ve studied, the biggest reason for withholding ideas and concerns wasn’t fear but, rather, the belief that managers wouldn’t do anything about them anyway. At one Fortune 100 high-tech company, employees cited futility as a reason for reticence almost twice as often as fear.

This “why bother?” attitude stems from—and persists because of—these leadership behaviors:

Failing to model free expression.

When leaders themselves aren’t vocal, their employees take note. One of us saw this while serving as an external researcher on a task force of senior managers at a large science-driven company. Charged with understanding the causes of employee silence and then proposing solutions, the task force conducted more than 200 interviews. But when it came time to present the findings to the CEO and the division presidents, the task force members failed to report how often they had heard about top management’s candor-inhibiting behavior.

Sure enough, the top team approved a relatively toothless set of recommendations and called it a day. Imagine how that felt to those 200 people who were interviewed (and the thousands more who had filled out the survey that led to the task force). Even speaking up about speaking up had proved futile. As more than one employee had predicted, senior people couldn’t be trusted to talk about the proverbial elephant in the room (in this case, top managers’ negative behavior). So why would others in the organization conclude that voicing concerns was worth their time?

If you don’t share what you hear from below with your higher-ups, without excessive filtering or sugarcoating, your employees will stop wasting their own breath. The same thing is likely to happen if they see you sitting silently in meetings when they know you’ve got a mental list of problems or ideas that you could be raising. Formal power comes with an expectation that you’ll be the voice of your subordinates and take action on their behalf. Failure to do so is a big demotivator.

Being unclear about the input you want.

Leaders are most responsive to ideas that support their own agendas. That’s actually not a bad thing—they need to focus on their priorities to be effective. But they also have a hard time admitting that they’re not interested in an idea, which results in “pseudoparticipation”—going through the motions of listening, with little intention of following up. They compound this problem by sending out vague calls for employee feedback—asking for a “single best idea” on a survey, for instance, or inviting people to speak up in meetings about whatever is on their minds.

If you cast that wide a net, what you reel in might not mesh with what you’re trying to accomplish. We’ve found this discrepancy in service and health care settings: When asked what they’d like to improve, frontline employees tend to focus on customer satisfaction, while their managers are looking to increase efficiency and protect against legal liability (in hospitals). If you don’t specify the kind of input you’re seeking, you may end up discarding most of what people tell you—and send the message that it’s useless for them to contribute ideas. Frustration is inevitable.

When leaders take on new roles or join new organizations, they often, as part of a “listening tour,” conduct surveys or individual interviews to hear from employees about possibilities and problems. This can make a lot of sense if you have time to synthesize the information and then take action. But it can backfire if you don’t. Suppose you’re a new manager brought in to lead an expansion into a new region. You already have your marching orders. Holding a series of open-ended meetings so that people can tell you about all the other things they wish you’d do or fix isn’t going to change your main path. It’s a waste of everyone’s time.

Providing no resources to address issues.

In our consulting work, we’ve seen leaders in higher education, financial services, retail, and other contexts who spent thousands or millions of dollars collecting ideas but then didn’t allocate a single employee to read through the data, much less design a systematic evaluation process. Sometimes we transcribed and analyzed the ideas according to their level of creativity, feasibility, and apparent overall value, only to learn that senior leaders had no intention of holding people accountable for implementing the suggested improvements. Or the company’s leaders simply said they were too strapped to fund any new projects.

Devoting resources to collecting ideas without making commitments, financial and otherwise, to see at least some of them to fruition can only lead to a sense that employee input will change nothing.

Creating a More Vocal Culture

Though leaders clearly struggle to get employees to speak up, it can be done. From our research, we’ve gleaned the following best practices:

Make feedback a regular, casual exchange.

If you ask for input frequently and hold the conversations face-to-face, idea sharing will feel less ominous and more natural. Schedule regular meetings with your employees, and don’t cancel every time you don’t have an agenda. In fact, you might occasionally announce that the top item on the agenda will be employee feedback. Tell people in advance what sort of conversation you’ll be having (a brainstorming meeting, for instance, or a planning session), and explain the kinds of problems or possibilities you want to discuss. That will give a sense of what’s fair game. Also assure people that they needn’t make an ironclad case for every suggestion, so they won’t worry that they’ll look dumb or get in trouble if they don’t have all the answers. When the first brave souls speak up, especially with comments that challenge how things are done, thank them and publicly acknowledge how much you value their input. Then be sure to adopt at least one idea or solve at least one problem that was mentioned, letting everyone know who deserves the credit for bringing it up.

Be transparent.

Transparency about feedback processes can reduce anxiety and increase participation. In one midsize health services company, a VP for quality outlined a six-week plan for gathering and acting on employee ideas for improvements in three mtransparencyajor areas. She laid out three clear phases: two weeks to collect ideas through an online platform; two weeks for task forces to evaluate the impact and feasibility of the ideas; and two weeks to prioritize which ideas would be implemented, create timelines, and announce plans to the rest of the company. Spelling out guidelines and commitments up front made contributing feel less daunting and futile to employees.

Reach out.

If you really want to know what people think about something, go ask them. Otherwise, employees might seek you out only when things are getting really bad for them. However, try not to shut out good suggestions that don’t happen to jibe with your current priorities. A VP of manufacturing in a health products company told us he’d once saved about a million dollars because, during a plant visit, he’d veered from the scheduled “dog and pony show” to walk the floor by himself and talk with frontline employees. One of them mentioned a flaw in the design of some bubble wrap, which the VP jotted down and was able to quickly address.

Soliciting feedback informally can be much more effective than just being open to it when it comes your way.

When you do ask for feedback, go to the people who know something you don’t. The folks in your immediate network probably are similar to you in background, perspective, and knowledge—so branch out. Counteract the all-too-common norm of expecting new people to quietly fit in until they understand “how we do things around here.” New people can tell you how other organizations operate and will have a fresh perspective on your firm’s strengths and weaknesses.

Soften the power cues.

If you really want to get the truth from below, play down your power when interacting with employees. One reason MBWA (management by walking around) is so effective is that it shifts the home field advantage to the staff—the conversation happens on their territory, not yours.

Of course, some conversations will need to happen in your office, but you can take steps to make your guests feel more comfortable. Add a small table with chairs of the same size and quality so that when someone comes to talk, you can sit together. Table shape matters, too. It’s usually easy to guess who has the most power at an oval or a rectangular table, but there’s no “head” at a round table. And consider your attire: Do you really need a tie for meetings with the creative team? You want employees to feel you’re one of them.

Ken Freeman, a successful corporate executive for decades before becoming the dean of Boston University’s Questrom School of Business, is someone who understands power signals. When he arrived at the school, the dean’s office was on a high floor with limited access. It was larger and more luxurious than any corporate office he’d ever had. Hardly anyone came to see him. So he moved to a small office with a clear-glass exterior wall, located on a classroom floor just down the hall from a heavily trafficked coffee shop. And he made another conscious choice to signal who he is and what he cares about: The only awards he put on prominent display were those for ethics and his academic diplomas.

Avoid sending mixed messages.

In one R&D organization, the managers were baffled that the brilliant researchers they’d recruited turned out to be uninspiring. But while the firm boasted that it hired only the best, it made its talent feel dumb. When researchers presented to senior managers, they were routinely beaten up and their ideas shot down. Challenging the status quo felt unsafe there. Even informal “blue-sky” sessions were stifled by reminders to use the company’s standard PowerPoint template and adhere to rules about maximum words per slide, which reinforced the feeling that people needed to stay within certain bounds.

Be the example.

Most employees understand that you don’t have full control over the resources or decisions needed to address their issues. To determine whether it’s worth bringing things to your attention, they calculate how likely you are to represent their interests to the leaders above you. To document this implicit calculus, we asked more than 10,000 restaurant employees to what extent their shift supervisors took their problems and suggestions to the general manager for action. Those whose bosses frequently acted on their behalf had significantly reduced feelings of futility. What’s more, they shared their concerns and ideas with their supervisors 10% more frequently than employees whose bosses didn’t represent them.

Employees feel inspired when they see you advocating for them. That message came through quite clearly when we spoke with people at a real estate firm. A team there had inherited a project that its members quickly realized would lead to a dangerous and illegal situation if allowed to continue. One employee described the group’s leader as “courageous,” explaining that he was “unafraid to speak up and point out the issues involved. He was fearless in challenging the status quo, as the project had already been approved by senior managers, who clearly were not paying attention to the details.”

While it’s great when your subordinates can see you speaking up, in many cases that’s not possible, because they aren’t present when you interact with your own boss. But you can tell them what happened and involve them directly in any follow-up steps. For example, rather than letting subordinates suspect you didn’t fight hard for their project, tell them that senior management was skeptical about some of your numbers and unsure whether it deserved prioritization in light of many other options being considered. And then bring them with you to present additional data that might convince higher-ups. This has a few benefits: First, it shows your people that you were willing to make an effort on their behalf, something they’re likely to appreciate no matter how things turn out. Second, it gives them a broader perspective on the barriers you, and those above you, face. And third, it keeps them informed about your progress so that they aren’t left wondering what’s happened since they spoke with you—which brings us to our final recommendation.

Close the loop.

If you don’t want people to think their ideas went straight to the trash can, make sure you tell them what you did next and what they can expect as a result.

Even the best-intentioned leaders often fall down on follow-up just because they are busy fighting fires. So consider adopting processes that formally include next steps, such as the “strategic fitness process” developed by Mike Beer and his colleagues at the consulting firm TruePoint. It calls for managers to receive input from a task force that gathers employees’ comments and highlights themes. The managers then report to the task force what they will do in response to the feedback. Task force members are responsible for communicating plans to the staff and helping implement the changes. Another effective tactic is simply to adhere to strict, well-publicized timelines for collecting, evaluating, and implementing ideas.

Getting the ideas you want and need from your employees will always be a challenge. Most people care too much about their social and material well-being to routinely speak truth to power—unless you clear some obstacles out of the way. Halfhearted efforts like anonymous reporting systems and vague invitations to submit ideas won’t do the trick. What will make a difference is taking steps to assure people that it’s both safe and worthwhile to contribute, no matter where they sit in the organization.

James R. Detert is a professor of management at Cornell University’s Samuel Curtis Johnson Graduate School of Management.

Ethan R. Burris is an associate professor of management at the McCombs School of Business at the University of Texas at Austin.

 

Pool Rules – A Confusing World

By Jim Slaughter

With warmer weather, we’re getting our usual barrage of pool questions.  Many deal with appropriate pool rules and pool signs.  Without question, pool issues are one of the more confusing areas of our practice in that there are few absolutes.  That’s particularly the case when it comes to dealing with Fair Housing Act issues.

The Fair Housing Act (“FHA”) was originally adopted in 1968 and prohibits discrimination based on race, color, religion, sex, or national origin.  The FHA was amended in 1988 to add protected classes of disability and familial status.  The short version as to familial status is this: associations should not treat families with children differently than other residents in the community.  Unfortunately, there is no FHA model pool rules list, so associations sometimes find out that wording is bad when a claim is brought against the association.

Based on FHA language and various cases around the country, association attorneys have come up with some standard pool suggestions.  The focus is basically that pool rules must be related to health and safety and not simply discriminate against families with children.  So:

  • “Adults only” pools or swim time are almost certainly violations, in that such rules are based on age and not swimming ability.  If the concern is safety, lap swimming or lap lanes may address such concern without being discriminatory.
  • “Children must” be potty trained to use the pool or use water diapers are almost certainly violations, in that the rule discriminates against an age class without taking into account that adults can also be incontinent.
  • “Children not permitted in the pool unless accompanied by parents” is almost certainly a violation on two fronts—the rule discriminates against children with no regard to swimming ability (children as young as 15 can be certified as Red Cross lifeguards) and it requires parents present for children to swim without regard to other family members or a legal guardian.  In fact, a case from California (Iniestra v. Cliff Warren Investments) found a rule that “Children under the age of 18 are not allowed in the pool or pool area at any time unless accompanied by their parents or legal guardian” was discriminatory on its face.

All of these rupool_0les could be rewritten to be more neutral while still addressing issues of safety, rather than just targeting children or families with children.

As an example of how this can get confusing, let’s take a look at a specific instance.  North Carolina has statutes and state regulations regulating “public swimming pools,” which the NC Department of Health and Human Services says apply to all homeowner and condominium association pools.  15A N.C. Administrative Code 18A .2530 provides that for pools with no lifeguard:

[T]here shall be signs legible from all bather entrances with a minimum letter size of one inch stating: “CHILDREN SHOULD NOT USE THE SWIMMING POOL WITHOUT ADULT SUPERVISION” and “ADULTS SHOULD NOT SWIM ALONE.”

Under the FHA, should a community association pool sign begin with “CHILDREN SHOULD NOT . . .”?  NO.   Does North Carolina seem to require that community association pool signs say “CHILDREN SHOULD NOT. . .”?  YES.

As state regulators work through the FHA and state pool rules, it is likely the mandated pool sign wording will change.  Until then, please understand why wading through pool rules for community associations is not as easy as it seems.

James Slaughter is a partner at the law firm of Rossabi Black Slaughter, PA. His areas of practice are Community Association / Planned Community Law (Homeowner Association and Condominium Association Law); Condominium and Homeowner Association Mediation; Real Estate Litigation; Business Litigation; Parliamentary Law.

It’s Trivia Time at CAI Press!

TRUE or FALSE? National Trivia Day is March 15.  

FALSE. It was Jan. 4, but we’re still celebrating. Join us by taking the CAI Press trivia quiz!

TRUE or FALSE? The Pittsburgh Steelers and Philadelphia Eagles combined for one season to become the Steagles.
TRUE. And, if they can come together, so can your residents. Find out how in Volunteers: How Community Associations Thrive.
(Read the Steagle’s story.)

TRUE or FALSE? The U.S. Bureau of Engraving and Printing sells five-pound bags containing $10,000 worth of U.S. currency for $45.
TRUE, but the currency is shredded. Piecing it back together is almost as challenging as collecting delinquencies. We have an easier way: read Delinquencies: How Communities Collect Assessments. It isn’t shredded.
(Take a look at $10,000.)

TRUE or FALSE? The world over, all McDonald’s golden arches are, well, … gold.
FALSE. A McDonald’s in Sedona, Ariz., erected turquoise arches to comply with the town’s design review standards. They must have read Design Review: How Community Associations Maintain Peace and Harmony.
(Check out the turquoise arches.)

TRUE or FALSE? Vending machines kill four times more people than sharks do.
TRUE. Which means hidden risks lurk everywhere. Learn how to protect against them in Risk Management: How Community Associations Protect Themselves.
(Find out what else is more dangerous than sharks.)

TRUE or FALSE? In the earliest versions of The Wizard of Oz, Dorothy’s dog Toto was replaced by an unnamed donkey and a pet cow named Imogene.
TRUE. And you thought you had pet problems. Dorothy could have used a copy of Pet Policies: How Community Associations Maintain Peace and Harmony.
(See Imogene in this 1930 silent film version of the classic movie.)

 CAI members: $15 each | Nonmembers: $25 each
Buy three or more and get 20% off each one.

CAI members receive 40 percent off nonmember prices. Join CAI and save!

Order online at www.caionline.org/shop for $8 shipping to the 48 contiguous states.

Or call CAI toll free at (888) 224-4321 (M–F, 9 a.m.–6 p.m. ET).
Orders placed by phone, fax or U.S. mail will be charged regular shipping rates.

CAI