Minutes of the Trustee Meeting
Queensberry Condominium Trust
December 19, 2011
Pursuant to the Article V. Section 5.9 of the By-Laws of Queensberry Condominium Trust, a monthly meeting of the Trustees was held on Monday, December 19, 2011, at 6:30PM at the offices of Boston Choice Properties,
Those Present: Ning Hernandez, Sheryl Kelly and Jeff Schwarz
Pamela Pendias , Modica Associates
The meeting was called to order at 6:40 PM.
OLD BUSINESS
An electronic version of the monthly financial report for November had been e-mailed to the trustees along with a “draft” budget for fiscal year 2012 that was up-dated with figures from the end of the month. The balance sheet at the end of November reflected $9. in the operating account and $83,174 in reserves. Assessment revenues have been deposited into the reserve account and disbursed as necessary. October was the last month of the $130,000 assessment. To date, $126,682 has been collected. The Three owners in arrears have been contacted and are paying monthly.
The first item of business was the status of the roof replacement project. The contractor is seeking payment for the balance due of $24,200. Last month the trustees agreed to release $30,000. The roof is now complete, and warranties have been received. Sheryl expressed her dissatisfaction with the interior finish of the skylights and believes the interior finish should be wood. Furthermore there is a possibility that the moisture infiltration in units 17 and 19 in Building 111 occurred during the course of the roof replacement project and the trustees would like to see some compensation for this as well as liquidated damages due to the untimely finish of the project.
Pam will follow up with David Sherf to determine whether he has had an opportunity to speak with the contractor and informing them of the overall dissatisfaction with the project. The painting contractor has now completed the touch up painting in the common areas in building 111 and ceiling outside 111-19 and the carpets have been cleaned.
Sheryl had some questions with respect to some of the expenses incurred last month. Pam stated that going forward, the trustees could be furnished with copies of all paid bills for the month. Pam to e-mail the trustees a copy of the electrical invoice for replacing two light fixtures, postage log, and invoice for janitorial supplies for the board to review. Pam stated that janitorial supplies typically include trash bags and light bulbs. Sheryl also requested a job description of the services the cleaner performs during each visit.
Brookline Lock installed the door sweeps on the exterior front doors. The trustees were not overly enthusiastic with the work. The door at 111 now binds and the sweep is in adequate at 107. Pam will speak to the contactor about what more can be done. Both doors have now been equipped with full length roton hinges to ensure they are closing properly.
Pam will follow up with the gas conversion that was targeted to be complete by the end of the year. The chimney has been lined and we are currently waiting for the gas burners that were ordered through the gas company at no charge to the building.
Minutes of the Trustee Meeting
12-19-11
Page Two
Although trustees signed an access agreement with RCN, no one in the building seems to know that there is an alternate cable provider. Pam attempt to reach William Maroney again and remind him of the need to distribute pamphlets to building residents informing them that there is an alternative cable provider.
NEW BUSINESS
The next item on the agenda was to review the “draft” operating budget for fiscal year 2012 that Pam had furnished the board to review. The operating budget does not call for any increase in condo fees. Year to-date the association has spent $13,640 for gas – although $17,000 was the line item for gas in the budget. Sheryl expressed some doubt as to whether the association would realize any significant cost savings as a result of the conversion. Currently the building uses gas to heat hot water and the (10) units in the basement. Converting to gas will result in an additional (37) units being heated by gas. Pam stated that she would review this with David Modica and report back to the trustees tomorrow. However there obviously were cost savings involved or the association would not have proceeded with the conversion. Pam stated that she hopes that all capital items the association had assessed for would be completed and paid between now and the end of the year. The Trustees deferred approving the budget as presented for further review.
Pam to follow up with Automatic Laundry regarding the washing machine leaking in the laundry room of building 107.
The board agreed to change pest control companies. The trustees voted to go with Heritage for Pest Control Services since they will treat (4) units at no additional cost. Pam will establish a fixed day and time each month and circulate a notice to all building residents advising them of this. Anyone having a problem will notify Pam at Modica and have their unit scheduled to be treated at the same time as the monthly visit
There being no further business, the meeting adjourned at 7:25 PM.
Respectfully submitted by:
Pamela Pendias
Modica Associates
For the Recording Secretary
Queensberry Condominium Trust
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