By Patrick O’Hayer, Hammersmith/RealManage and Kiki Hennigan, East West Urban Management 

Serving on a homeowners association (HOA) Board is both an honor and a significant responsibility that comes with minimal appreciation and very little benefit beyond knowing that they are making their community a better place. Board members must navigate legal requirements, financial decision-making, vendor management, community standards, neighbor disputes, and long-term planning—often while learning on the job. The most effective Boards recognize that success requires more than good intentions. It also requires ongoing training and learning, support from management companies, professional vendors, and organizations like CAI, as well as a clear understanding of how groups develop and evolve.

When these elements are in place, Boards operate more efficiently, communicate more clearly, and govern in ways that strengthen the entire community. This is especially important here in Colorado, where the Colorado Common Interest Ownership Act (CCIOA) sets forth detailed requirements for operations, disclosures, records, enforcement processes, and fiduciary duties. Directors must understand their association’s governing documents, CCIOA requirements, financial reports, reserve studies, enforcement standards, and the basics of parliamentary procedure in an ever-changing legislative landscape. Well-trained Boards not only meet these obligations, they are better equipped to serve their communities with confidence, ease, and honesty.

Training provides the essential foundation for consistent, compliant, and productive leadership of communities. This ensures that meetings are purposeful, records are properly maintained, decisions are documented, and long-term planning remains a priority. Comprehensive training equips Board members to:

• Fulfill fiduciary duties and act within legal authority

• Maintain consistent enforcement standards

• Communicate transparently with homeowners

• Make informed financial decisions

• Partner effectively with management, attorneys, vendors, and their neighbors

Without proper training, even well-intentioned Boards may inadvertently expose the association to liability or create unnecessary conflict, just ask any community association attorney! 

One of the main struggles with HOA Boards is the turnover of Board Members at Annual Meetings. New Board Members do not always come equipped with training and knowledge right when they volunteer for the Board. 

A Board of Directors is a team and like any team, it evolves through predictable stages. Bruce Tuckman’s (American psychologist and educational researcher) model—Forming, Storming, Norming, and Performing—provides an insightful approach for understanding how Boards operate, especially following annual elections. Because of this turnover at annual meetings, they repeatedly cycle through these stages:

Forming: The New Beginning

After elections, new and returning Board members enter the Forming stage. Individuals are eager to contribute but may be unfamiliar with governance procedures, legal responsibilities, or ongoing projects. This is where structured onboarding—reviewing CCIOA requirements, governing documents, past meeting minutes, budgets, and pending issues—is critical.

Storming: Navigating Differences

As Board members begin collaborating differing viewpoints, communication styles, or interpretations of rules can create friction. Without guidance, this phase can lead to confusion or conflict. Training in communication, meeting management, and role clarity helps Boards navigate this phase productively.

Norming: Establishing Alignment

With clarity and support, Boards develop shared expectations and consistent processes. Members grow more comfortable with the work, understand how to collaborate, and begin operating more cohesively.

Performing: High-Functioning Governance

A Board that reaches the Performing stage conducts efficient meetings, makes well-reasoned decisions, plans strategically, and communicates effectively with homeowners. This stage allows the Board to operate with stability, confidence, and foresight.

Training accelerates progression through these stages, helping Boards reach the Performing level sooner—and stay there longer.

Because Board membership can change annually, retraining after each election is not optional—it's essential. New members may lack a foundational understanding of CCIOA, the association’s governing documents, financial position, or past decisions. Even returning members benefit from refreshers, especially as laws, community needs, and industry best practices evolve.

Constant training ensures continuity, protects institutional knowledge, and keeps the Board aligned on expectations and responsibilities. It also helps minimize the “reset effect” that often accompanies Board turnover, allowing the group to move more quickly from the Forming stage into cohesive, high-functioning governance.

The Role of CAI Rocky Mountain Chapter in Board Education

The Community Associations Institute Rocky Mountain Chapter (CAI-RMC) plays an invaluable role in supporting HOA Boards throughout Colorado. CAI-RMC offers educational programs, workshops, publications, and leadership resources designed specifically for Board members and owners alike. The Homeowner Leaders Committee, which I am chair of, is one of the best examples of these offerings. Every year, we offer two intensive programs based on industry hot topics, budgets, legal matters, etc. and it is believed that the more education and training we provide the better and longer lasting relationships can be! 

These resources help directors understand CCIOA’s legal requirements, stay informed about legislative updates, and learn practical skills ranging from financial oversight to conflict resolution. Participation in CAI courses and chapter events strengthens a Board’s competency and helps ensure that directors remain equipped to govern effectively.

HOA Boards that invest in ongoing education, utilize professional support, and understand their own group development dynamics are consistently more successful. They navigate challenges more effectively, communicate more transparently, make more informed decisions, and build trust within the community.

In Colorado, we believe training is not merely helpful, it is vital. When combined with the valuable resources provided by CAI-RMC and a commitment to continual development, Boards position themselves and their communities for long-term success.

About the Authors: 

Kiki Hennigan is a high-rise condominium onsite manager in Denver Colorado working for East West Urban Management. She joined the homeowner leader committee in 2022 and the CAI-RMC Board in 2025. She enjoys helping people learn and grow in this industry. 

Patrick O’Hayer is the Director of Market Development for Hammersmith/RealManage covering the state of Colorado. He has been in the HOA space for 10 years serving previously as an onsite general manager and Vice President of Management. He joined the homeowner leader committee in 2020. He is a firm believer that education for owners and board members makes for a more successful management partnership.