Attending:
Corinne Getchell Modica Associates MA
Yelena Chigirinskaya Trustee, Queensberry Condominium Trust YC
Douglas McClennen Trustee, Queensberry Condominium Trust DM
Bill Gentz Trustee, Queensberry Condominium Trust BG
Distribute to:
Kristen Lipstreuer Trustee, Queensberry Condominium Trust KL
David Sherf Trustee, Queensberry Condominium Trust DS
107 Mail Room For general information
111 Mail Room For general information
Structural Needs Assessment Report
The board agreed on the color of the mortar to be used. C&P started working on Saturdays. MA to work with Noblin to revise the specs to account for windows panning. MA to ask Noblin to determine how the panning is going to be attached. C&P has been paid 10% at signing the contract for the masonry and 30% when they started the work. The expense will show up on June finance report.
Second Means of Egress
MA met with Logan Grate again, and provided him with a photo of the kind of grid the board approved to be installed. The garden level unit windows facing Queensberry Street currently do not have any grates, while the ones facing Jersey St. do. MA to work with Logan Grate to get the cost estimate for grid replacement.
Inner Courtyard Cleanup
Item Complete.
Damanged Bollards by the Dumpsters
The bollards have been straightened out but not reinforced. David M. will work with C&P to see if they can be reinforced with concrete.
Window Replacement
9 owners have signed up for window replacement. Windows have been measured in all but one unit (key issue with the unit). The exact estimates will come in once all windows have been measured.
107 Laundry Room Floor
The laundry room sub-floor in 107 Jersey Street has been rotting and is now uneven, causing the washing machines often to become unbalanced and fail to finish their cycle. MA to investigate if a board can be put under the machines to temporarily fix the problem.
Cash Reserve Interest on Monthly Financial Report
DM suggested to modify the monthly financial statements such that they show any interest made on the cash reserve. The numbers are available. MA to ask the bookkeeper to put the numbers on our monthly statements.
These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.
Tuesday, June 24, 2008
107 Laundry Room Floor
(06/24/08) The laundry room sub-floor in 107 Jersey Street has been rotting and is now uneven, causing the washing machines often to become unbalanced and fail to finish their cycle. MA to investigate if a board can be put under the machines to temporarily fix the problem.
(07/15/08) MA contacted the laundry machine company. Since our contract is up for renewal soon, MA will meet with the company in August to discuss terms of the contract renewal, including fixing the floor.
(08/19/08) Same.
(09/16/2008) Same.
(11/18/2008) Same.
(01/20/2009) Proposal by DM to motion at owners meeting that we consider reconfiguring entire space including storage locker area and boiler room to be more efficient. Including replacing current inefficient gas systems. Will ask owners for feed back on whether to hire engineer to make proposal.
(03/17/2009) ALS (Automatic Laudry Services) came and looked at the floor. ALS will give us $750 to fix the floor. When the floor is removed, we will need to investigate the drain pipes underneath to see if larger pipes have to be installed.Our contract with ALS does not expire until 2014. Laundry breakdown: 55% to ALS, 45% to QCT.
(05/19/2009) MA is continuing to negotiate with ALS (Automatic Laundry Services). $750 that ALS has agreed to give to the association to fix the floor is not enough. MA will ask ALS if ALS knows anyone who would do that kind of work for only $750, or try to negotiate a larger amount. When the floor is removed, the plumbing underneath needs to be investigated. It is possible that the smell in 107 is caused by drain water backing up. One suggested solution is to install a backflow preventor.
(06/16/2009) Modica to get bids for new floor and investigate installation of back flow valve.
(08/18/2009) Carpenter (Vogt & Company) did a proposal and submitted to MA, with the cost of $7600. The proposal includes carpentry, but does not include tiling, removing and reinstalling the washing machines. The laundry company will have to do the removal and reinstallation of the machines. The laundry company will not give the association more than $700-800. The estimate is approximately $52.77/sq. foot (based on 8x18 ft area).Doug proposes to just fix the floor, and put down rolled goods. Currently the floor is a potential tripping hazard.MA to ask the carpenter to price items 1-3 on the proposal, without preparing the floor for tiling (described in item 2), without new cabinets or counters, and without painting.When the floor is lifted, it is likely that they will find rot in the joices. Joices will have to be replaced. This work would not be included in the estimate.
(09/15/2009) Vogt & Company (the carpentor/vendor whose proposal the association is considering) warns that roll-out/linoleum type floor is pourous, and if there are leaks, the floor maybe severely damaged or destroyed. The carpenter discussed the issue with Dave Modica, and both recommend installing tiled floor. DM estimates that the price difference between tile and linoleum may be over $1000, and the linoleum floor should last for several years. MA to get an estimate on both tile floor and linoleum floor to see what the actual cost may be and what the actual difference in price is. Plumbing is to be inspected when the floor is removed. DM requests that the material to be used for the subfloor is specified in the proposal.
(2010, March update since 09/2009) The board and MA exchanged many emails about what the specs for the work should include, and what a reasonable price for the work might be relative to what a contractor is proposing. The latest info to be discussed during the next trustees' meeting.
(03/16/2010) We had bids from multiple places: Vogt & Company (wood floor), and Capuccio Construction (bid for mud floor after we provided the spec, recommended by Dave Modica).Capuccio Construction bid included adding a layer of concrete onto the foundation, tile on top of that (as opposed to laying tile on an elevated floor), as well as removing the wall behind the washing machine, and replacing it with a water resistant green dry wall. When the wall is removed, Dave Modica and the plumber will inspect the plumbing and electrical hook ups behind that wall.MA to request a reference for Capuccio before the next meeting.
(04/20/2010) On hold until the smoke test is done.
(05/18/2010) Same.
(06/15/2010) Same.
(07/20/2010) Same.
(08/17/2010) The board discussed possible ways to repair the floor: pouring the slab on grade vs floating slab.
The board needs the following questions answered before deciding on the "slab on grade" floor:
MA to request 2 specs from Wolf Rock Development and ask about pros and cons. The board will review the specs.
[Later edit: In an email David Modica reminded the board that we have reviewed bids for this work and questions the need to rebid the work. Notes about previous bids can be found here -- the latest bid information was noted in the March 16th Meeting Notes.]
(07/15/08) MA contacted the laundry machine company. Since our contract is up for renewal soon, MA will meet with the company in August to discuss terms of the contract renewal, including fixing the floor.
(08/19/08) Same.
(09/16/2008) Same.
(11/18/2008) Same.
(01/20/2009) Proposal by DM to motion at owners meeting that we consider reconfiguring entire space including storage locker area and boiler room to be more efficient. Including replacing current inefficient gas systems. Will ask owners for feed back on whether to hire engineer to make proposal.
(03/17/2009) ALS (Automatic Laudry Services) came and looked at the floor. ALS will give us $750 to fix the floor. When the floor is removed, we will need to investigate the drain pipes underneath to see if larger pipes have to be installed.Our contract with ALS does not expire until 2014. Laundry breakdown: 55% to ALS, 45% to QCT.
(05/19/2009) MA is continuing to negotiate with ALS (Automatic Laundry Services). $750 that ALS has agreed to give to the association to fix the floor is not enough. MA will ask ALS if ALS knows anyone who would do that kind of work for only $750, or try to negotiate a larger amount. When the floor is removed, the plumbing underneath needs to be investigated. It is possible that the smell in 107 is caused by drain water backing up. One suggested solution is to install a backflow preventor.
(06/16/2009) Modica to get bids for new floor and investigate installation of back flow valve.
(08/18/2009) Carpenter (Vogt & Company) did a proposal and submitted to MA, with the cost of $7600. The proposal includes carpentry, but does not include tiling, removing and reinstalling the washing machines. The laundry company will have to do the removal and reinstallation of the machines. The laundry company will not give the association more than $700-800. The estimate is approximately $52.77/sq. foot (based on 8x18 ft area).Doug proposes to just fix the floor, and put down rolled goods. Currently the floor is a potential tripping hazard.MA to ask the carpenter to price items 1-3 on the proposal, without preparing the floor for tiling (described in item 2), without new cabinets or counters, and without painting.When the floor is lifted, it is likely that they will find rot in the joices. Joices will have to be replaced. This work would not be included in the estimate.
(09/15/2009) Vogt & Company (the carpentor/vendor whose proposal the association is considering) warns that roll-out/linoleum type floor is pourous, and if there are leaks, the floor maybe severely damaged or destroyed. The carpenter discussed the issue with Dave Modica, and both recommend installing tiled floor. DM estimates that the price difference between tile and linoleum may be over $1000, and the linoleum floor should last for several years. MA to get an estimate on both tile floor and linoleum floor to see what the actual cost may be and what the actual difference in price is. Plumbing is to be inspected when the floor is removed. DM requests that the material to be used for the subfloor is specified in the proposal.
(2010, March update since 09/2009) The board and MA exchanged many emails about what the specs for the work should include, and what a reasonable price for the work might be relative to what a contractor is proposing. The latest info to be discussed during the next trustees' meeting.
(03/16/2010) We had bids from multiple places: Vogt & Company (wood floor), and Capuccio Construction (bid for mud floor after we provided the spec, recommended by Dave Modica).Capuccio Construction bid included adding a layer of concrete onto the foundation, tile on top of that (as opposed to laying tile on an elevated floor), as well as removing the wall behind the washing machine, and replacing it with a water resistant green dry wall. When the wall is removed, Dave Modica and the plumber will inspect the plumbing and electrical hook ups behind that wall.MA to request a reference for Capuccio before the next meeting.
(04/20/2010) On hold until the smoke test is done.
(05/18/2010) Same.
(06/15/2010) Same.
(07/20/2010) Same.
(08/17/2010) The board discussed possible ways to repair the floor: pouring the slab on grade vs floating slab.
- Floating slab—is lifted on joists above the soil, creating a "gap" between the ground and the floor.
- Slab on grade—is poured down against the soil, thus sealing the so called "gap".
The board needs the following questions answered before deciding on the "slab on grade" floor:
- Are there any pipes between the current "floating slab" floor and the dirt?
- Is there a significant price difference between the 2 types?
- If plumbing work needs to be done (pipes burried to allow for the "slab on grade" floor, what would the extra costs be?
MA to request 2 specs from Wolf Rock Development and ask about pros and cons. The board will review the specs.
[Later edit: In an email David Modica reminded the board that we have reviewed bids for this work and questions the need to rebid the work. Notes about previous bids can be found here -- the latest bid information was noted in the March 16th Meeting Notes.]
Cash Reserve Interest on Monthly Financial Report
(06/24/08) DM suggested to modify the monthly financial statements such that they show any interest made on the cash reserve. The numbers are available. MA to ask the bookkeeper to put the numbers on our monthly statements.
(07/15/08) Bookkeeper has been notified, and the numbers should show up in our July financial statement.
(08/19/08) From now on, a copy of the cash reserve bank statement will be included in the monthly financial report. Item Complete.
(07/15/08) Bookkeeper has been notified, and the numbers should show up in our July financial statement.
(08/19/08) From now on, a copy of the cash reserve bank statement will be included in the monthly financial report. Item Complete.
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