Minutes of the Trustee Meeting
Queensberry Condominium Trust
November 21, 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, November 21, 2011, at 6:30PM at the offices of Boston Choice Properties,
Those Present: Ning Hernandez and Jeff Schwarz
Sheryl Kelly via telephone
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 October 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 October reflected $622 in the operating account and $120,639 in reserves. Assessment revenues are being deposited into the reserve account. October was the last month of the $130,000 assessment. To date, $125, 638 has been collected. Three owners are in arrears, however all three are paying monthly.
The first item of business was the status of the roof replacement project. The contractor sent an e-mail last week requesting $30,000. The roof is now complete, and warranties have been received. Eagle Rivet is presently owed $54,200. The consensus of those present was to release $30,000. Jeff Schwarz wanted to be sure that David Sherf was also in agreement to release this payment. The contractor would still be owed the sum of $24,200. Sheryl expressed her dissatisfaction with the interior finish of the skylights and believes the interior finish should be wood. The vinyl is not a “finished” product. Pam reminded the trustees that the interior finish of the skylights was not included in the scope of the work as specified by the engineer, RMX. The contractor furnished the vinyl as an accommodation. However, Pam did speak with him and he would be willing to furnish a price for an interior wood finish based on the number of skylights. Pam reached out to all owners with skylights and the only ones of which she was aware are 111-19 and 107-15. No one else has come forward. The trustees have requested that Pam ask David Sherf to speak with the contractor and advise him of the associations intention to release $30,000, and remind him of the timeline it took to complete the roof and broach the subject of liquidated damages. Further there are issues with moisture infiltration in both 111-17 and 111-19 the source of which has yet to be determined. The engineer, RMX, has also requested payment for two field reports from July 11 and July 21st, 2011 and project administration for the total sum of $1,375. Although the trustees were not impressed with the degree of project oversight and overall project administration they agreed to pay these two invoices.
The painting contractor will return to the building this weekend to complete the touch up painting in the common areas and ceiling outside 111-19. Pam will then schedule the carpets to be cleaned.
Brookline Lock will be installing the door sweeps on the exterior front doors of both building and will also install a roton hinge on the door at 111
Pam will follow up with the gas conversion to complete by the end of the year. Chimney will need to be lined and boiler re-piped. The gas burners have been ordered through the gas company at no charge to the building.
Although trustees signed an access agreement with RCN, no one in the building seems to know that there is an alternate cable provider. Ning phoned RCN and was told that service was not available. Pam to get in touch with
Minutes of the Trustee Meeting
11-21-11
Page Two
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. 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 obtained a proposal from Logan grate for repairing the metal railings around the perimeter of the property and furnishing and installing (4) wrought iron flower boxes to be mounted on either side of the stairs to deter people from loitering at the front of the buildings for the sum of $8,300. The Board will entertain this next spring.
Pam had obtained alternate proposals from two other pest control companies for the trustees to review. EHS charge for the initial visit is $408, thereafter each monthly visit will cost $118. They will treat (2) additional units at no additional cost if scheduled at the same time as the monthly visit. Heritage
A roton hinge will be installed on the 111 exterior door this week along with the door sweeps.
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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