November 9, 2010, Meeting

Attending:

Pam McNeil (MA) --Modica Associates
David Modical --Modica Associates

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust

Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust
Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

The board held a special meeting with David Modica to discuss

• how to improve the efficiency of the communications between the board and Modica
• roof replacement
• the budget for 2011

Possible ways to improve how the board communicates issues to Modica:

• the board could consolidate all concerns into 1 email
• the board could conduct all communications with Modica through a trustee "liason", where trustees take turns acting as the liason
• the board and MA could hold a special meeting just to discuss capital repairs in order to prioritize and estimate costs for each

Possible ways to improve how Modica communicates issues to the board:

• the board asks to be notified of all issues in the buildings (perhaps a report sent out once a week)
• the board asks that for each issue MA provides a status, resolution and a recommendation whenever applicable

The following issues are outside of Modica's scope:

• problems with vagrants outside
• issues between units that do not involve problems with common areas

Roof Replacement

The roof replacement will also include the following:

• remove the chimney that does not get used in 111
• replace existing skylights in the common areas
• install security magnetic locks on the 2 doors leading out onto the roof

The board would like to get the work on the roof started in April or May.  The board currently expects the roof work to cost ~$105,000.

In order to protect the new roof, once it is installed, the board wants to install magnetic locks on the doors leading out to the roof to prevent residents from going out onto the roof.  Also, the board would like to establish a policy anyone going out to the roof has to be accompanied by Modica and pay a fee (for example, when a roof inspection happens for selling a unit). 

Budget 2011
The association has to raise money to replace the roof and to replenish the reserves.  In order to do that, the owners will be assessed in 2011 to collect $130,000 over the course of 9 months.  MA suggests to raise the condo fees by 5% in order to balance the budget for the year. 

MA estimates that the association might save about 15% in year on the heating bill, if we switch from using oil to using gas.  MA will investigate what it would take for the buildings to switch to gas to see if we can avoid raising the condo fees.

Convert Heating Boilers from Using Oil to Using Gas
MA will be meeting with the gas company on 11/10/2010 to determine how quickly we can do the conversion, and the gas company will provide us with the burners at no cost. 


These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.

Convert Heating Boilers from Using Oil to Using Gas

(11/09/2010) MA estimates that the association might save about 15% in year on the heating bill, if we switch from using oil to using gas. MA will investigate what it would take for the buildings to switch to gas to see if we can avoid raising the condo fees.  MA will be meeting with the gas company on 11/10/2010 to determine how quickly we can do the conversion, and the gas company will provide us with the burners at no cost.
(12/21/2010)  Oil to gas conversion-needs new gas service-$5,500, and to line chimney - $2-3000. On hold for winter since the benefit will basically need to happen next year.