Is Your Association Required to Confront the Bully?

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These days, it seems like there’s no such thing as a minor disagreement. Normally, owner-to-owner disagreements between neighbors in a homeowners’ association or condominium association fall outside of the association’s authority or jurisdiction, but not necessarily when the disagreement reveals a more-sinister motive: discrimination.

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For additional information on community associations' responsibility to address discrimination issues, Click Here.

SAFETY REMINDERS FOR RESIDENTS TO KEEP IN MIND THIS HOLIDAY SEASON

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While everyone wants to enjoy the holiday season in their community, it is important to make sure everyone stays safe during this enjoyable time. Here are 4 safety reminders that will help everyone in the community stay safe.

1. Outdoor Yard Ornaments

During holidays and even birthdays, gaining in popularity are gigantic yard signs, blowup novelties, special effects, and more. With all of these comes risks. If you are going to use ornamental yard decor, ensure that it is within your property boundaries and does not go on to sidewalks, driveways, or common areas.

Glass ornaments can be attractive to young children and can break easily. Stepping or crawling on the glass is a problem, but some ornaments also contain lead, mercury, or methylene chloride, which can poison children if they touch, taste, or swallow them.

2. Disrupting Noises

Ensure your yard decor or outdoor festivities and parties are not loud and disturbing the solace of your neighbors. Don't use outdoor decor that makes noise or has flashing lights that can disturb your neighbors.

Make sure you are informed about your association’s noise rules. It’s not uncommon for homeowners to file general grievances about the level of noise they hear coming from a neighbor’s home. This might be loud music or noisy parties that go late into the night.

3. Electrical Items Outdoors.

While holiday lighting does contribute to the splendor of the season, it is crucial that outdoor light safety be of the utmost concern for the protection of you and your community.

Make sure you plug in all outdoor electrical decorations into a ground-fault circuit interrupter (GFCI). This safety outlet is designed to cut the power if electricity comes into contact with water, which is common outside. Also make sure your outdoor lights are labeled “waterproof” if you live in a wet area.

Don't run your extension cords through window or door cracks. The cord could become pinched, which can ruin the insulation around the wires and lead to a dangerous shock.

4. Parking Problems

Another problem during the holiday season are parties that result in parking problems. This problem can be exasperated because many visitors are spending the holidays with families, resulting in more parking congestion. This congestion can also endanger children in the community.

Parking problems like these can result in community disputes and complaints. This usually results in enforcing HOA parking rules, which are a set of policies that regulates where residents and guests leave their vehicles. These rules are part of the HOAs governing documents such as the CC&Rs.

These are some safety concerns to keep in mind this holiday season. Check your HOA rules to be incompliance with lighting, parking and animated decorations.

Evicted Tenant Operated Illegal Airbnb out of Charlotte Condo

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It took the condo’s new owner, Natalie Siburt, running into a would-be guest dropping off luggage outside her home, to kick off a battle with Airbnb to get the listing removed, the Charlotte Observer reported.

https://therealdeal.com/2022/10/29/you-might-have-the-wrong-address-evicted-tenant-operated-illegal-airbnb-out-of-charlotte-condo/

Recently begun enforcement of 15-year-old law creates headaches for some homeowners

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Unbeknownst to ordinary homeowners, everyone connected to the water supply, if they have an irrigation system, has to have one installed or get it tested annually if they do,” she said on condition of anonymity as her board hadn’t OK’ed spilling the tea.

https://journalnow.com/news/local/recently-begun-enforcement-of-15-year-old-law-creates-headaches-for-some-homeowners/article_5308298c-554b-11ed-9548-739250a4913e.html

Condo Repairs: Federal bill provides access to financing for building rehabilitation loans

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Federal legislation was introduced to provide condominium associations access to insured building rehabilitation loans—a move that would help board members make critical structural and safety-based condo repairs.

HOW TO PREPARE YOUR HOME FOR THE FALL SEASON

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Although it doesn't quite feel like it yet, Fall is just around the corner. What better time to start prepping your home for the weather to come? We've gathered the most important Fall home maintenance tasks to get you and your home ready for this next season.

MAKE SURE YOUR ROOF IS IN GOOD SHAPE

Inspect for missing and loose shingles. Ice, rain, snow and wind combined with rapidly changing temperatures and humidity wreak havoc on roofs. Your roof is your first defense in protecting your home. Without it functioning properly, water damage can occur. This causes deterioration to insulation, wood and drywall, making electrical, plumbing and HVAC systems vulnerable.

CLEAN OUT YOUR GUTTERS

It’s good to clean out your gutters every season, but it is most important to do before fall hits because you don’t want them to get clogged. All of the leaves on your trees will fall and these can easily get stuck in your gutters and cause damage if the weight becomes too heavy.

FIX ANY CRACKS IN YOUR DRIVEWAY

When water gets into cracks it freezes, expands, and can make the crack even bigger. Enough small cracks can turn into big cracks, and eventually the concrete can crumble. You would prefer a driveway without a giant pothole. So, using concrete crack sealer, fill it up and be done with it.

SEAL UP AIR LEAKS

A home with air leaks around windows and doors is like a coat left unbuttoned. Gaps in caulk and weatherstripping let cold air into your warm home, and sealing up a drafty house can save up to 20% on your heating bills, according to the U.S. Department of Energy.

FERTILIZE YOUR LAWN

You know what they say: The best offense is a good defense. If you want to keep your lawn looking great in the spring and summer, you need to prep it for the fall and winter. Roots are still active when the grass isn't growing, so applying fertilizer will prevent winter damage.

HAVE YOUR FURNACE INSPECTED

Hire an HVAC professional to test for leaks, check heating efficiency, and change the filter. They can also do a carbon monoxide check to ensure air safety. It’s also a good idea to stock up on extra air filters and change them every few months.

SWEEP YOUR CHIMNEY, AND CLEAN YOUR FIRE PLACE

This is an extremely important check that you need to do before the start of the fall season. Creosote is a very high flammable substance that builds up inside the chimney as a result of burning wood and it needs to be cleaned out for your safety and energy efficiency. Before you get the fireplace up and running with your marshmallows, your fireplace also needs a thorough cleaning. Make sure there are no nests from spiders, and clean out all the leaves that may have fallen into the fireplace area.

PUT SEASONAL FURNITURE AWAY

A lot of homeowners forget to store their summer patio furniture before fall. While this may not be a problem for drier regions, homes that experience a lot of rain should contemplate putting their seasonal furniture away before fall hits. This could potentially save you a lot of money and from needing to replace your outdoor furniture next year.

INSPECT YOUR SCREENS AND WINDOWS

Fall is the perfect time to throw open windows and let fresh, cool air inside before the days get too chilly. But you should check your screens first to make sure they are aren't warped or bent. Large spaces encourage curious insects to enter your home. This is also a good time to check your window weatherstripping to make sure the felt is intact and not letting any drafts through.

Fall is right around the corner. With it comes dropping temperatures that can damage your home. How are you preparing your home for this transition from summer to autumn?

HOA and Condo Manager Association Management Group (AMG) Awards College Scholarships

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Carolinas HOA Management Company Gifts Four College Scholarships to Community Students

(GREENSBORO, NC) Four college students have been awarded $1000 scholarships from  Association Management Group (AMG), one of the Carolinas’ largest professional homeowner association managers, representing more than 30,000 property owners. Open to residents and vendors of AMG properties, as well as AMG employees and family members, the third annual AMG College Scholarship Program selected the winning students based on essays they wrote about the importance of community. The essays were evaluated anonymously by a judging panel comprised of twelve people: representatives and staff from AMG, HOA board members from Greensboro and Charlotte, NC, and Greenville, SC, as well as client community vendors. “We are in the business of helping create safe, enjoyable, attractive communities with the goal of enhancing the quality of life of residents through effective homeowner association governance,” said AMG Founder and CEO Paul Mengert. “It’s quite meaningful to hear from these students about how powerful community has been in their lives and the ways their neighborhoods are inspiring them to be our leaders of tomorrow. How these scholars value their communities is a true tribute to the dedicated volunteers who serve on their hometown association boards.”  

This year’s AMG College Scholarship Program winners:

Tiffany Soliben of Aiken, SC, who attends Aiken Technical College in Graniteville, SC, was awarded the Corey Flynt Scholarship. The scholarship commemorates the life of Flynt, who died in a 2017 car accident. He was the son of AMG President Dacy Cavicchia and brother to Charlotte Director of Operations Danielle Rudisill and Special Projects Coordinator Cassie Kutay.

Christian Willis of Greensboro, NC, a student at Appalachian State University in Boone, NC, received the Tommy Badgett Scholarship, named in honor of a long-term AMG employee and friend who passed away in January 2021.

Hakim Thompson of Mebane, NC, matriculating at North Carolina A&T State University in Greensboro, NC, won the Billie Butler Scholarship, which celebrates Butler’s twenty-plus years of service to AMG clients in the Charlotte area.                                                                                       

Khamryn Pollock of Woodruff, SC, a student at Winthrop University in Rock Hill, SC, was awarded the Ron Erickson Scholarship, to commemorate the life and accomplishments of the late world-class financial planning professional and role model.

“The AMG College Scholarship Program celebrates several inspiring people who mean so much to AMG and their communities,” said May Gayle Mengert, AMG Vice President. “AMG cannot think of a better way to honor their lives and legacy than by assisting future generations in their advancement, as these individuals have the same passion and commitment for higher education.”

About AMG:  AMG is a professional community association management company dedicated to building effective community associations. AMG guides and assists executive boards to help protect the association's interests, enhance the lives of community members, and improve the property values in the community. With offices throughout the Carolinas in Greensboro, Winston-Salem, Charlotte and Raleigh, NC, and Greenville and Aiken, SC, AMG is a knowledgeable partner in enforcing community governing documents with a proven set of processes and techniques, and supporting communities with a broad range of services which can be tailored to individual community needs. Association Management Group, Inc. is a locally Accredited Business by the BBB and is a nationally Accredited Association Management Company (AAMC) by the Community Associations Institute. For more about AMG, visit https://www.amgworld.com.

AMG’s CEO Paul Mengert leads successful legislative battle to protect community association rights

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New Legislation Protects Homeowner and Condo Associations Rights

Imagine no longer being able to collect assessments from property owners to pay for maintenance of a dam. What if your volunteer association board was prohibited from enacting reasonable rules or setting a policy about fencing, setbacks, and architectural changes? Consider the chaos if your community governance documents were suddenly voided.

All of these scenarios became very real probabilities in North Carolina in recent years. In addition, these probabilities were being carefully watched by Community Association Institute (CAI) chapters across the US, because the way North Carolina handled the issue could inspire similar action–and set a precedent–around the nation.

 Thanks to the efforts of the NC Legislative Action Committee (NC LAC) and a team of volunteer stakeholders over the last two years, NC Senate Bill 278 was recently signed into law by North Carolina Governor Roy Cooper (now enacted Session Law 2022-12). The new law specifically excepts planned community and condominium covenants from invalidation under North Carolina’s Marketable Title Act – put another way, it prevents homeowner and condo associations from losing the governance and decision-making rights they have been granted for decades.

According to Weldon Jones, CAI lobbyist and attorney practicing HOA and condo law with Jordan Price in Raleigh, NC, it’s a big win for all involved. He’s been in the trenches on this issue since 2019. “Owners can now feel confident that what they bought into, believe in, and love will remain,” he said. “And on the flip side, HOA and condo volunteer boards can be confident that owners must honor their commitments, per the covenants.” 

It all began with two 2021 NC Court of Appeals opinions, one on the Marketable Title Act (MTA), a law from the early 1970s intended to limit how far into the past real estate title searches had to go. The MTA states that all restrictions beyond a property’s residential status are eliminated after thirty years if they aren’t specifically written into each deed. While the court cases involved old restrictive covenants that did not apply to community associations, the broad language wiping out all old restrictions suddenly left associations created before 1991 in doubt, opening them up to undesirable changes in their communities and hampering the ability of volunteer boards to accomplish goals, from enforcing architectural control, to collecting assessments, to maintaining the property. The problem wasn’t just that the new ruling might invalidate an association itself. It was the more subtle, confusing issue of removing restrictions from some homeowner lots, depending on the language written into the individual deeds. Bottom line: According to the court rulings, existing association documents and governance might not be enforceable for some of their owners. In a word: chaos.

At the same time, another case cast doubt on whether older condominiums were able to use collection methods from the Condominium Act of 1986.  It was clear that legislative solutions were required, since these rulings contradicted long-standing practice and legislative intentions for association governance, as outlined in the Condominium Act of 1986 and the Planned Community Act of 1999.

Complicating the NC LAC’s efforts to protect association rights were many competing interests regarding changes to the MTA. It was hard for commercial real estate attorneys, title insurance professionals, realtors, closing attorneys, association managers, and homeowners to envision–much less achieve–a solution that would work for all. NC LAC chair Paul Mengert, founder and CEO of Association Management Group, Inc. (AMG), made it his priority to bring everyone and their disparate opinions to the table with a common purpose to preserve the full governance rights of associations. It worked. The NC LAC partnered with stakeholders and North Carolina legislators to prevent the covenants of homeowner and condo associations from being invalidated under the MTA.

The team also inserted changes into 47C of the 1986 Condominium Act to ensure provisions apply to condos built before then, regardless of their declarations, enabling them to collect assessments in the same manner as newer communities. Mengert believes an important factor in achieving a positive outcome was reaching across the table to work with the NC Association of Realtors. “I have known Kelly Marks, 2021 president of the North Carolina Association of Realtors, for many years and worked with him throughout my career,” Mengert noted. “Kelly quickly understood the dire ramifications to community associations and those homeowners. He helped us form an alliance with the Realtors and get their powerful legal lobbying teams to work with us on solving the possible consequences of the recent court cases.”

Cynthia Jones, an attorney with Sellers, Ayers, Dortch, and Lyons, P.A. in Charlotte and President of the North Carolina chapter of CAI, believes such coalition-building and collaboration were critical to the success of the new bill. As chair of the Business Partner Council of national CAI, and a member of the national CAI Board of Trustees, Jones understands the power of teamwork and commitment. “This was a huge deal and extremely important to our CAI membership in a real rubber-hits-the-road way,” she said. “We attorneys understood the implications and did our best to convey our concerns to others. We knew if we didn’t fix it, it would be a massive issue for all North Carolina associations.”

Mengert’s long tenure as NC LAC chair, along with his decades in the association management business, gave him a unique perspective on what was happening. He understood how dire the court ruling could be for associations and how big a difference advocacy could make, despite the diverse viewpoints within the legal and real estate industry. “While our group shares fundamental goals, opinions on how to accomplish the goals often differ,” Mengert pointed out. “It’s hard enough to convince everyone within our industry to come together on solutions for matters ranging from solar panels to virtual meetings, to title restrictions, to collection procedures. Imagine how hard it is to convince those outside our industry. For this recent legislation, I believe it was a successful combining of everybody’s desires: trying to get people much of what they wanted without too much of what they didn’t want. It was really quite remarkable that our LAC was able to align with the North Carolina Association of Realtors, the title insurance industry, and the NC Bar Association to quickly and effectively pass legislation to protect North Carolina associations.”

Cynthia Jones notes that meaningful change only happens when knowledgeable, dedicated people are willing to come together–and work together. “When this issue arose, the fact that we could all quickly put our heads together to brainstorm solutions to resolve this problem and work with legislators was just amazing. The NC LAC was instrumental throughout the entire process, giving countless hours to think about what was needed, revise the bill’s language, and talk with legislators. It would not have happened without our NC LAC.” 

Lobbyist Weldon Jones also believes the expansion of the NC LAC to include an impressive stakeholder team was essential to success. “Two heads are better than one,” he stated. “The more people you have advocating for an issue, the better. Along with national CAI, we were aligning with some powerful entities: NC Realtors Association and NC Bar Association are significant lobbying groups in the state. CAI gets a lot of respect for being able to leverage all of these relationships into partnerships to raise awareness about this issue. The number of people working on this had an enormous impact across industries.”   

Tim Sellers, founding member of Sellers, Ayers, Dortch, and Lyons P.A. and NC LAC member, concurs. “When you have so many competing interests on a significant issue, it is very rare that there is a legislative solution, that the General Assembly will come together and agree to pass something,” he observed. “Controversial things are hard to pass; cooperation and consensus are much easier to pass. The tension was to try and negotiate a solution that could be supported by everyone on our team. It took a lot of conversation and word changes, negotiation and arguments–all behind the scenes–to arrive at this language of cooperation and consensus that was ultimately supported by everyone. That’s what we accomplished, and we did it in relatively short order.” 

But collaboration doesn’t happen in a vacuum. It takes strong leadership, says attorney Jim Slaughter, President of Law Firm Carolinas and another key participant in the new legislation. “The NC Legislative Action Committee and various interest groups were vital to this process, but NC LAC Chair Paul Mengert deserves specific recognition,” he commented. “Paul personally acted to bring certain stakeholders to the table, reached out to legislators of influence directly, and repeatedly pushed to get the proposal acted on during this two-year legislative cycle. He continued to seek passage of the bill even as it got moved from committee to committee, was not adopted in 2021, and the language was removed from one (unrelated) bill and attached to another (unrelated) bill. Senate Bill 278 would not have been enacted without CAI leaders like Paul and others, whose relentless efforts made it happen.”

Cynthia Jones believes the same kind of team effort that pushed through Senate Bill 278 can work on the neighborhood level. “HOAs struggle with finding residents willing to engage, step in, and assist,” she stated. “It’s hard to fill these unpaid volunteer positions, which can often take up a lot of time, depending on the issues the association faces. This recent legislative success shows that collaboration is vital, whether it’s figuring out new rules for the swimming pool, deciding to allow trampolines, designating green space use, or setting up a social committee to plan an event. Boards can form committees to research issues, poll residents, and promote changes, so the board doesn’t have to do everything themselves. Many hands make light work–and a huge difference in community governance and activities. We need each other.”

Paul Mengert agrees. “It is hard for us to be successful in advocating for legislation that supports associations if we can’t express a unified position. While CAI’s basic public policy position is that associations should govern themselves, there are times we need to work together to ensure the appropriate governmental framework. It was an honor to bring people together to accomplish collective goals.” 

In the case of Senate Bill 278, the collective goals were huge and the two-year journey was arduous, but the pay-off was priceless–and lasting, Jim Slaughter concluded. “People buy into associations because they like the service provided and expect everyone to follow certain clear rules. The 2021 appellate decisions cast those expectations into doubt and might have resulted in your (or worse, your neighbor’s) lot suddenly not being required to pay assessments or no longer bound by the same restrictions as everyone else. The recent MTA fix we achieved brings consistency to everyone in an association, regardless of when it was created, and helps fulfill the expectations of those who choose to live there.”

North Carolina is a model for how to get things done on the legislative stage that is both strategic and inclusive. Dawn Bauman, CAE, Senior Vice President of Government and Public Affairs for national CAI in Virginia, noted “CAI favors legislation that clearly supports the continuing and perpetual enforceability of such restrictions unless and until amended by the property owners subject to them, especially the governing documents of community associations. The amendments to the Marketable Record Title statute in North Carolina through SB 278, while technical, were important clarifying language.  Often these technical corrections create concern among other stakeholders.

“The CAI North Carolina Legislative Action Committee is particularly good at working with stakeholders to allow a process of dialogue to discuss and understand implications of legislation and address concerns.  CAI is proud of our work and proud of the CAI North Carolina Chapter for their exemplary professional approach, collaboration, and transparency.”

Giant 11-foot alligator kills HOA member after snatching them from side of pond 

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Trea Donohoe wrote: …the HOA refused to cut the grass around their pond… a homeowner went out and took it upon themselves to do it… and that’s how it happened. Follow the link below to read more.

https://www.sciencetimes.com/articles/38398/20220627/giant-11-foot-alligator-viciously-attacks-private-golf-community-member-in-south-carolina.htm

5 𝐓𝐈𝐏𝐒 𝐓𝐎 𝐊𝐄𝐄𝐏 𝐘𝐎𝐔 𝐀𝐍𝐃 𝐘𝐎𝐔𝐑 𝐇𝐎𝐔𝐒𝐄 𝐂𝐎𝐎𝐋 𝐓𝐇𝐈𝐒 𝐒𝐔𝐌𝐌𝐄𝐑

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Summer is here. It’s time to welcome longer days and warmer temperatures. With the heat rising, it’s also time to start thinking about ways to keep your house cool and ready for the long, hot days ahead. Follow these tips on how to stay cool in extreme heat, both before summer hits and in the middle of a hot spell.

𝐌𝐀𝐊𝐄 𝐓𝐇𝐄 𝐌𝐎𝐒𝐓 𝐎𝐅 𝐀𝐈𝐑 𝐂𝐎𝐍𝐃𝐈𝐓𝐈𝐎𝐍𝐈𝐍𝐆

When no one is home, set the air conditioner or heat pump thermostat a few degrees higher than normal. When you are home set the thermostat to help you feel cooler without using too much energy. Check the system air filter regularly and change it when it looks dirty. A dirty filter makes the system work less efficiently and reduces airflow. Make sure all vents and registers are well-sealed where they meet floors, walls and ceilings.

𝐏𝐀𝐘 𝐀𝐓𝐓𝐄𝐍𝐓𝐈𝐎𝐍 𝐓𝐎 𝐘𝐎𝐔𝐑 𝐋𝐈𝐆𝐇𝐓𝐒

Switch off the lights in unoccupied rooms. This is always a good idea because it helps conserve energy and lower electric costs. It also helps keep your house cooler. Incandescent bulbs are inefficient and can become quite hot. As a result, you will have warmer indoor temperatures. Aside from turning off unnecessary lights, consider using cooler, energy-efficient bulbs instead.

𝐊𝐄𝐄𝐏 𝐘𝐎𝐔𝐑 𝐁𝐋𝐈𝐍𝐃𝐒 𝐂𝐋𝐎𝐒𝐄𝐃

As simple as this tip may seem, 30 percent of unwanted heat comes from your windows, and utilizing shades, curtains and the like can save you up to 7 percent on bills and lower indoor temperatures by up to 20 degrees. In other words, closing the blinds essentially prevents your home from becoming a miniature greenhouse.

𝐌𝐎𝐍𝐈𝐓𝐎𝐑 𝐓𝐇𝐄 𝐇𝐔𝐌𝐈𝐃𝐈𝐓𝐘

If you live in an area with dry heat your body perspires, your sweat evaporates, and you cool off – just the way nature intended. If you live in an area with lots of humidity (which I do) you sweat and it doesn't evaporate. Instead it soaks your clothes leaving you feeling hot, wet, sticky, and miserable.

𝐒𝐓𝐑𝐈𝐏 𝐈𝐍 𝐓𝐇𝐄 𝐂𝐎𝐎𝐋

Weather stripping is in the same category as insulation: it’s thought of as a winter measure, but is equally helpful in summer, as it keeps cool air from escaping through doors and windows. Weather stripping is very inexpensive and doesn’t take much time to install; you can strip the area around a door in less than half an hour.

Grilling 101: 12 Tips for Safe Summer Fun

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Nothing says summer like food seared on a grill to tasty perfection; just ask the seven out of ten US adults with a grill or smoker. Unfortunately, nothing else says summer like grill fires. According to the National Fire Prevention Association (NFPA), July is the peak month for grill fires, followed by June, May, and August, resulting in approximately 10,600 home fires annually and costing an average $149 million in property damage every year. From 2014 to 2018, close to 20,000 people go to the ER every year with injuries caused by grills–nearly half with contact burns.  Don’t be fooled: All grills–from large pig-cookers to small hibachis–deserve respect.

Want to make sure the only thing getting burned by your grill this summer is food? Follow these tips.

General

* A clean grill is a safe grill. Remove grease from the grates and trays before using it.

* Grill outside only, away from the house, deck benches and railings, balcony overhangs, and tree branches.

* Keep it stable. Make sure your grill is in a flat area and won’t tip over.

* Set boundaries: no children or pets within three feet of grills (many grill injuries are caused by running and playing too close to the cooking action).

* Dress for success. Beware of long sleeves, dangling shirt tails, and apron strings around flames.

* Gear up. Invest in grilling gloves and tools (tongs, spatula, etc.) that protect you from fire and high heat.

* Be ready to douse a fire. Use baking soda on a grease fire, and a fire extinguisher or bucket of sand on other fires.

*Make sure your grill complies with the rules of your community association and municipality.

Gas Grills

*Annually check for gas grill leaks by drizzling lightly soapy water onto the hose–a gas leak will bubble. If there’s a leak and no flame, turn off the grill and gas and call a pro for repairs. If the leak doesn’t stop after turning off the grill or you smell gas while grilling, call the fire department. 

* Always open a gas grill lid to light it.  

* Wait to relight a gas grill if the flame goes out: Try again after five minutes.

Charcoal Grills

* Consider charcoal chimney starters–both those that use newspaper and electric.

* Use only charcoal starter fluid if using a liquid lighter. Never squirt charcoal fluid or other flammable liquids onto a fire. Keep all containers of lighter fluids away from a hot grill.