QCT Meeting Minutes

Trustee Meeting December 19,2011

2012-01-12T21:00:00.001-05:00

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, 125 Jersey Street, Boston, MA.

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

Trustee Meeting Nov 21, 2011

2012-01-12T20:56:00.002-05:00

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, 125 Jersey Street, Boston, MA.

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 21^st, 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 Jersey which is not fully closing sometime this week.

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 Pest charge for initial visit is $400 and monthly visits thereafter $126. They will treat (4) units if scheduled at the same time as the monthly visit at no additional cost. Pam suggested establishing a fixed day and time each month and that residents be notified. Anyone having a problem could notify Pam at Modica and have their unit scheduled to be treated at the same time as the monthly visit. The trustees voted to go with Heritage for Pest Control Services since they will treat (4) units at no additional cost.

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

Trustee Meeting Oct 18,2011

2011-10-23T16:50:00.002-04:00

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 Tuesday, October 18, 2011, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present: Bill Gentz, Ning Hernandez and Jeff Schwarz, Sheryl Kelly, and David Sherf via telephone

David Modica and 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 September had been e-mailed to the trustees along with a “draft” budget for fiscal year 2012. The balance sheet at the end of September reflected $1,242 in the operating account and $110,352 in reserves. Assessment revenues are being deposited into the reserve account. There is one more month (October) to collect the balance of the $130,000 assessment.

The first item of business was the status of the roof replacement project. Everyone agreed that the work has taken an inordinate amount of time to complete. Despite the contractors difficulty obtaining permits, and having electrical wires moved, the project started in June and it is now October. Several owners are not pleased with the finish of the skylights in their units and have requested that the white vinyl be removed and replaced with a wood trim. A unit owner has contended that the roof is not pitched properly as there is some standing water that can be seen after heavy rain. David Modica explained that the board opted not to seek bids for a fully tapered roof due to the higher cost. The board opted instead to level and taper the roof down to 4’ of the gutters. There are dips, low spots on the roof where water will accumulate after a rain. The engineer has stated that as long as the water evaporates within 72 hours it should not jeopardize the integrity of the roof. The board opted for a fully adhered rubber membrane roof in lieu of a vinyl roof, again due to cost constraints There is an area of standing water outside of the penthouse at 111 Jersey and the engineer called for the application of a secondary cover strip over the top of the seam to add another layer of protection to this location. David Sherf offered to speak with the contractor about liquidated damages for untimely job completion. Once Modica compiles a final punch list, Eagle Rivet will be given a specified period of time to complete and if necessary another contractor will be called in to complete and the costs will be deducted from monies owned Eagle. It should be noted that Eagle was initially paid the sum of $14,000 in July to mobilize, and is owed the sum of $55,575.

The magnetic doors leading to the roof have been installed and are working properly. David stated that Modica would put a simple handle on the inside of each roof door to aid in pulling the door shut.

The gate on the alley side was replaced a few months ago as a security measure. It had been working satisfactorily until a resident reported that the gate would not latch. The company that installed the gate was called and found that the latch was filled with metal shards that prevented the mechanism from retracting so in fact it would not lock. A new latch was installed the following day at no charge to the building. .

The ceilings on the 4^th floor of both buildings have been repaired and painted. The contractor will also be re-finishing the wood doors and frames on the exterior of the building as well as touching up the paint in the common areas. Once the painting is finished the carpets will be steam cleaned.

The exterior front door at building 107 has a new “roton” hinge that picked up the door enough so that it would open

without binding on the tile. This has exacerbated the gap under the door. The vendor is looking into options for a door sweep that would insulate the door as well as allow the door to open and close without binding.

The trustees will not renew (extend) the laundry contract in exchange for new laundry equipment for building 107.

Residents were notified that any bicycle parked in the courtyard is required to have a bicycle sticker. Stickers were distributed and any bicycle found without a sticker was removed.

The association paid $5,496 to the gas company to install a new gas line into the building so the association could convert from oil to gas heat as a cost saving measure. Currently, oil costs approx $1.00 more per gallon than it did last year. The gas company will be providing (2) new gas burners at no charge to the building. Other costs associated with the conversion include having the chimney flue re-lined $5,900 and new piping for the boilers $12,500. The revenues from the assessment will cover the costs associated with the conversion.

Modica distributed a memo informing building residents that air conditioners need to be removed from the windows to conserve energy and as required by the City of Boston.

The trustees signed an access agreement with RCN. Residents will now have a choice between using Comcast or RCN for cable and internet service. David Modica is also talking with Comcast about a lump sum payment.

Pam furnished the trustees with proposals from two other pest control companies. Both were within dollars of one another for the service they would provide. Pam to get clarification and report back to the trustees to make a decision to change vendors.

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. Pam noted that the only outstanding item of which she was aware the trustees were entertaining was creating a planter on either side of the stairs at the front entrances to discourage vagrants from loitering in the front of the buildings. David Modica stated that due to the monolithic construction of these stairs that the board may wish to entertain installing metal urns to hold plants that could be embedded on either side of the stairs. Modica to obtain proposals for this as well as repairing and painting the iron railings out front.

The proposed operating budget provided for no increase in condo fees. Pam will review the proposed budget after the month of October closes and up-date the figures and send it to the board for final approval next month.

There being no further business, the meeting adjourned at 7:55 PM.

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Notes from the Annual Owners' Meeting on February 15, 2011

2011-03-14T22:01:00.000-04:00

Attending:

Pam McNeil (MA) --Modica Associates
Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust
Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

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

Financials' Review

Cash flow at the end of 2010
Associations' reserve was grown to $23,00

Reviewed 2010 budget

Revenue (e.g. condo fee income)
Mandated that 10% of the annual budget is set aside in the reserve
Expenses

Manager fees - small but acceptable increase
Utilities are the big expenses
Question: What are we paying for oil?

$2.699/gallon (capped). MA can provide a spreadsheet with the history of oil consumption and payment for the buildings

Board is investigating converting to gas as a cost saving measure
Question about efficiency of converting to gas?gas com

Repaires

Over budget because of the sewer leak outside
Leaks in the common areas due to skylights and roof problems

Building insurance

Question: What does it cover?

Catastrophic loss.

$15,000 deductible total for both buildings
Owners express concern that the insurance premium is too high for the deductible

Reviewed 2011 Budget

Assessment to replace the roof
Question: Who establishes the operating budget?

The board

Some owners express concern about not being presented with bids and contracts reviewed and/or signed by the board
Question: What is the timeline for replacing the ceiling in the common area?

Will be replaced along with the roof, probably after the roof is replaced.

Question: What will happen to the funds remaining from the roof replacement assessment?

They will go to the reserves and other repairs.

Upcoming projects:

roof
107 laundry room
pipe issues in the basement
front doors

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

February 9, 2011, ("January") Meeting

2011-03-14T21:33:00.001-04:00

Attending:

Dave Modica (MA) --Modica Associates
Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust
Distribute to:

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

107 Laundry Room Floor

Same. To be repaired in March/April once the streets are clear from snow.

Bad Smell in 107

Same. The repairs for the broken steam pipe in the basement will be attempted in March/April once the streets are clear from snow.

Roof Replacement

MA is talking to the engineer, discussing the scope of the work, including how to solve the problem with people coming out on the roofs--the doors out to the roof will be connected to our the alarm system
Unit 11-19 had a small leak which became a bigger leak after the snow storm
MA has been clearing snow off the roof
Now the snow is melting off the roof

Miscellaneous

Snow/water accumulation in the courtyard - David Modica checked the drain, and it was fine.
The board discussed agenda for the Annual Owners' Meeting

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

December 21, 2010, Meeting

2011-01-17T23:11:00.001-05:00

Attending:

Pam McNeil (MA) --Modica Associates
Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust
David Sherf (DS) --Trustee, Queensberry Condominium Trust

107 Laundry Room Floor
Same. No action.

Bad Smell in 107
The broken sewage line in street was repaired. A leak inside a broken steam pipe was found. Dave is on the bids, with mud floor, insulation all a part of the quote to fix the problems in 107 basement.

Budget 2011
$130,000 assessment over 9 months beginning February 1, 2011.

Roof Replacement
Scope of work--inquiring about adding in chimney removal and vents. Standard roof thickness was asked (please correct me here--I think I missed the average roof thickness.)

Convert Heating Boilers from Using Oil to Using Gas
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.

Miscellaneous

Break in-Police report was filed.
Pest control-needs attention to the rats outside of 107
Apt split- permits are in place to split a unit, approved by board.
Owners meeting in February will be held in Canestaro's Restaruant--Thanks Pam!

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

November 9, 2010, Meeting

2010-12-19T23:08:00.003-05:00

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

2010-12-18T22:05:00.002-05:00

(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.

October 19, 2010, Meeting

2010-11-09T00:06:00.000-05:00

Attending:

Nancy (MA) --Modica Associates

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Bill Gentz (BG) --Trustee, Queensberry Condominium Trust
Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Distribute to:

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Window Replacement
DS has not written the letter to HADCO yet, but indicates that the letter will go out by 10/20/2010.
(Later edit: DS and MA confirmed that the letter was sent on 10/20/2010).

107 Laundry Room Floor
MA has contacted Capuccio and Vogt and obtained their commitments to honor the original bid price from 2009. However, the board needs to determine if the scope of the project has to change--e.g. the fire wall has to be put in. The board will discuss the issues with David Modica at the November meeting.

Note: Our laundry contract will expire in 2013. $850 is still available (from extension of the contract). MA to determine if the laundry company will upgrade our washers and dryers now.

Bad Smell in 107
Same

Terrazzo Sidearms Need Repairs
MA to schedule the work with Chiccarelli & Pires. The work is expected to be completed sometime before the end of the year (before mid November). Temperatures have to be above 40F for the treatment to be effective.

Water Damage/Leaks Due to the March 15 Storm
Skylights for units 107-18 and 107-19 have been ordered. Installation will take place once stock arrives from the factory.

Repairing the ceiling in 107 common area is on hold until the skylights are fixed.

Roof Replacement
RMX Northeast completed the roof study for our buildings and provided a proposal for a written spec that would cost $2000. RMX Northeast were able to utilize the existing test cut performed by US Roofing Systems as a cost saver. The result of the roof study served to confirm rather than add any value to the existing spec developed by Modica and Richard Roofing. MA suggests that we do not need to hire RMX for $2000 to write the spec.

The board has the following questions for RMX Northeast:

Are the sewer vent pipes leaking into the building?
Why are they there?
What do we do about these pipes?

MA also to ask RMX to provide the board with engineering specs for another building as an example.

Insulations would be 2 inches--the industry standard. There would be a choice in which materials to use.
Repolishing Wood on the Front Doors
Crescent Paint provided a revised proposal ($4950, up from $3500) that includes carpentry work to ensure that the 107 door closes appropriately. (DM and MA met with John Farley of Crescent Paint to review the specs.)

MA to negotiate with Crescent Paint to use the first proposal and to add the work to fix the jam at the originally proposed price ($3500).

This work can wait untill spring.

Financials:
MA brought three invoices to be reviewed by the trustees:

$1300.00 to service all heating and hot water boilers
$3577.50 to remove section of 4 inch cast iron main stack from basement ceiling in unit 1, and to perform additional work in unit 7. (The work was done on 09/09/10 and 09/10/10 and completed on Thursday 9/16/10. The invoice is for labor and materials.)
$395.00 to clean and flush all accessible traps in both buildings.

MA to check if all three of these invoices have accidentally been billed twice.

Budget for 2011
The budget will need to include an assessment based on $80K (roof $70K and reserve $10K). Fees will be increased by 8%.

Assessment may need to be higher to build up reserves further
How can we cut down on the office supplies costs? MA to review what items were involved.

Can the board collect all owners' email addresses in order to make necessary announcements by email?

MA raised management fees by $75/month
The $73K for capitol repairs might be a low estimate.
The board decided not to finalize the 2011 budget until November. The letter about the assessment should go out to the owners next month. Assessment should be done over the first 6 months of the year.
The buildings' insurance – based on the new policy amount, includes earthquake
The recent mandate requires the association to transfer 10% of the income to reserves. MA to talk to an attorney to understand what this means. $73K roof repairs can be part of that 10%.
Landscaping

The board will consider changing landscaper
The board will consider not having regular maintaince done
Can janitors pick up trash in the garden;

Miscellaneous

Queensberry Street gate has been repaired by Ninos Iron Works, but it still squeeks. (Later edit: the gate has been fixed).
MA has received no further complaints regarding the presence of vagrants. The board does not think the pot smoking/vagrants problem is serious enough to warrant outer door locks. People should call police if they see any issues.
Wires: Dave Modica wanted to send certified letters before MA goes in to remove the wires and charge the owners. The letters have been sent out. Dave Modica will go in and remove the wires, if there is no compliance by 10/31/2010.
Faucet in 107—still needs to be fixed, but the water has been shut off for the winter.
The light in the courtyard is out. Probably the bulb needs to be replaced.
Recycling in 107: Someone continues to put trash in the recycling bins. MA to move the recycling bins into the courtyard and put up signs to indicate the new location for the residents.
The board would like to present the list of expenses over $1000 at the owners meeting.

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

September 21, 2010, Meeting

2010-10-08T07:33:00.000-04:00

Attending:

Nancy (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Window Replacement
David Sherf will write the letter to Hadco. The board will wait for a month once DS sends the letter. After that we could send it to collections if deemed to be effective. If collections is successful, we would receive 66% of the $250.00.

107 Laundry Room Floor
David has been talking to Doug about the finding behind the walls of the laundry room.

MA to let us know when the contract with the laundry provider renews
MA to email the specs to the board, and then rebid with inclusion of the firewall.
MA also to check status the bid from March 16.

Bad Smell in 107
Same

Landscaping
Item Complete.

Terrazzo Sidearms Need Repairs
MA to schedule the work with Chiccarelli & Pires ($1600). They will probably be available mid October.

Water Damage/Leaks Due to the March 15 Storm
Both units 107-18 and 107-19 had previously agreed to the skylight replacement, but the work has not been done yet. (107-19 is under agreement to sell, and there is a contingency in the P&S to replace the skylight.) The two units are doing the work together. MA expects that the work will be complete within the next couple of weeks. MA to let the board when skylight work is being scheduled. (DM would like to meet with the contractor before the work is started.)

MA scheduled Cresent Paint to come and repair the ceiling in the 107 common area on the top floor for 9/23/2010, because renters have been complaining about the hole in the ceiling. The board still wants to wait to fix the ceiling until work on the skylights is complete. MA to reschedule the work with Crescent Paint.

Roof Replacement
MA provided the board with the proposals for the installation of the white replacement roofing materials.

US Roofing - $75,075 (the lowest)
Maurice Richard - $78,000

Both Maurice Richard and US Roofing agreed to come and talk to the board if needed.

Carlisle (makes the roofing material) has the best manufacturing warranty in the business. DM to check what the Carlisle specifications are (as the proposal states that the roofing will be installed per Carlisle specs).

The board discussed the pros and cons of white PVC roofing, particularly in a dense urban environment.

The white roof reflects more light, and does not absorb as much heat as the traditional roofing

Good in the summer
Maybe not so good in the winter

In an urban environment, the white roof would get dirty faster. (Once it is dirty, it is no longer as efficient as it is designed to be.
The white roofing is most successful in the South and South West.
The white roofing is most often used in an industrial setting, not for one building.
Maurice Richard: you can paint a black roof white for the same effect. The downside is that you will have to repaint it.
PVC is carcinogenic. If the white roof is installed, there will be no possibility of a roof deck.

MA to get references for similar buildings from US Roofing with white roofing over 10 years old, and ask these associations for feedback.

We currently have a contractor spec, not an engineering spec. DM suggested that it would be helpful to have an engineering spec for the roof, to make sure that everything is done correctly, and nothing is missed. An engineering spec should cost no more than $4000. An engineering spec can be re-used indefinitely. With the engineering spec, we would need to re-bid the roof work. The board decided to consider getting the engineering spec for the roof. MA to obtain several bids for the engineering spec.

There is space under the roof deck. It is air space (ventilation). DM would like to know if we can increase roof insulation by using some of that space. MA to find out if an engineer can help us with the insulation--determine how to better insulate the roof.

The board would like to complete the work on the roof before next winter.

Repolishing Wood on the Front Doors
MA obtained 3 proposals for refinishing of the front entry doors.

Cresent Painting - $3500
Vogt & Company - $7600
Brian J. Hernon - $4700

Cresent Paint came in at $3,500, which is significantly less than the other two choices.

The 107 front entrance door does not close well and is jamming. Can it be fixed by putting in a continuous hinge. DM thinks that the problem with the door is the uneven floor. Also there is no sealing strip (weather strip) on the door. One possible fix might be to cut the door ~quarter of the inch and put a sweep under the door. Can a carpenter solve this problem? MA to ask Crescent to look at the door. DM will meet with them.

Financials
Unit owner of 111-20A paid maintanence through August, 2010. We waived the 2010 late fees as agreed.

Budget for 2011
Considerations when putting together the budget for next year:

Assessment for the roof
Consider making assessment bigger than the roof costs to replenish the reserve

MA to do the preliminary budget for the next meeting.

Miscellaneous

Queensberry Street gate is scheduled to be permanently repaired by Ninos Iron Works next week, and the work should cost ~$50
Vagrants on the door steps: MA had issued a notice to the residents to encouraging them to contact the BPD Precinct Four whenever there is a problem with vagrants disturbing the peace outside of the building.
Occasionally school kids smoke pot on the door steps. What can we do to discourage them?
Unit 107-21B: The residents have no knowledge of the cable wires. So David Modica will remove the wires right away.
Unit 107-2: MA to send a letter to the owners asking them to remove the wires by 10/31. Otherwise, the wires will be removed at the owners' expense.
Oil tanks: we are grandfathered in.
Iron fence on Queensberry Street side: the board decided to wait till spring to do the repairs.
The faucet outside by 107 entrance is leaking and still needs to be fixed.

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

August 17, 2010, Meeting

2010-09-19T18:56:00.002-04:00

Attending:

Nancy (MA) --Modica Associates

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

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

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Distribute to:

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

107 Mail Room for general information

111 Mail Room for general information

Window Replacement
MA made one further phone call to Hadco, asking for a final refund of $250.00. MA has received no response and therefore asked David Sherf to write a letter.

107 Laundry Room Floor
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 current floor is a concrete slab on joists with plywood on top. The proposal (whose?) is for thicker concrete slab with the floor.

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?

Fire code violation was discovered when the laundry room wall was opened. No insulation (no 2nd layer of sheet rock) between the laundry room and an abutting unit. David Modica is aware of this problem, and this minor issue will be fixed with other work in the laundry.

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.]

Bad Smell in 107
The BWS contractors have found the problem. The pipe in the street is not only sagging, but also collapsing.
This is now a major problem that with effect the entire block. The city will now have to rip up the entire street from Queensberry to Perterbourgh in order to fix the problem. The time line for this work is not known, but the smell can intensify at times until the problem is repaired. David Modica continues to work with BWS to try to get some idea of what it is involved for going forward.

DM met with David Modica in the laundry room and looked into the cut in the slab. Failed pipe (in the street) was leaking and filling up the space under the slab. The town should fix the pipe.

Landscaping

Tree was cleaned up where the branch was cut. The faucet (by the 107 entrance) is leaking. A rhododendron bush has died (on the Jersey Street side of the building). MA to inform Malkasian about the dead rhododentron bush.

[Later edit: The dead bush has been removed.]

Terrazzo Sidearms Need Repairs

Chiccarelli and Pires has estimated repairs of the sidearms at $1,600.00 with the additional costs of permits. The board has reviewed the bid and approved it. MA to schedule the work sometime before November.

Water Damage/Leaks Due to the March 15 Storm

Unit owners of 20-19 and 20-19 have agreed to replace the skylights. MA forwarded them a couple of proposals and put them in touch with each other.
Cresent Painting will be happy to repair and repaint the ceiling on the top level of 107 for $550.00 (includes replacing the ceiling) We need to wait till the skylights are repaired before scheduling that job.

Roof Replacement
MA has received two roofing bids. Richard Roofing was the least costly by far, at $69,000.00. Two more bids are coming (from Eagle and Cappucio). We are using Maurice Richard’s scope/spec.
DM proposes that the board considers using white rubber roofing. It is supposed to be good at reflecting heat. MA to request prices for this version as well. The board asks that the spec is revised to include the repairs/replacement of the damaged roof decking--there should be an allowance for fixing the decking (the amount to be discussed with David Modica).

Repolishing Wood on the Front Doors
MA recieved bids for sanding and refinishing the front entrance doors. Corinne pulled out bids from last year, and both companies would honor the prices. (Vogt & Company - $7600 total, and Crescent Painitng—3^rd bid. $3500 total.) The board eliminated Summer Painting. DM will talk to Vogt & Company(the high end bid), and MA will talk to Crescent.

Renegotiate Insurance Deductible
Earthquake insurance will be included in the master policy. No flood insurance, because we are not in the flood zone. Item Complete.

Financials

Overdue unit owners have agreed to pay the balances before September 1. MA to send reminders and let the board know when the payments arrive.

Miscellaneous

The gate on Queensberry Street side was repaired again but whether or not it is a permanent fix remains to be seen.
MA have sent a letter to unit 21B asking to remove the wires from the window. No answer has yet been received. MA suggests a legal letter sent via certified mail. The board requests MA to send another letter to 21B and give them a deadline to remove the wires. After the deadline, the unit owner will be subject to fines.
Wires in a 107 1^st floor unit. MA to send a letter.
The board requests that no hard copies of the financials and bills be made. The board will review them electronically.
MA to find out if there is a new requirement (from state? from insurance companies?) about oil tanks.
The iron fence on the Queensberry Street side is severely rusted.

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

Flowers

2010-08-08T21:12:00.003-04:00

This weekend a few trustees combined their resourses and got together to plant a few flowers in front of our buildings.

July 20, 2010, Meeting

2010-07-21T18:41:00.014-04:00

Attending:

Nancy (MA) --Modica Associates

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

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

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Distribute to:

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

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

107 Mail Room for general information

111 Mail Room for general information

Window Replacement

Refund request resulted in Hadco (the window contractor) refusing to refund the final $500. (Hadco have refunded $350 to date.) Corinne had made the request again with a cc' to Modica's attorney. This did not yield a positive result. The board would like to ask David Sherf to send a letter to Hadco, asking to split the remaining $500 and return $250 to the association.

107 Laundry Room Floor

Same.

Bad Smell in 107

David Modica has been working hard to get this solved. Due to the recent weather, there has been no available manpower to do anything in recent weeks. David has been assured that as soon as possible, there will be another camera test which will investigate a different area.

Still waiting for the report from BW&S.

Doug thinks that there maybe cracks in the foundation or cracks in the sewage pipe. Doug proposes to cut away part of the ceiling in the laundry room where he thinks the pipe is, investigate if there are any cracks, and seal them with cement. Doing that might stop the smell. Doug thinks that the smell is trapped between the 1st floor and the basement ceiling. MA to discuss this solution with David Modica, confirm where the pipe is, and see if this can be done.

MA will repeat the request for the report from BW&S.

Bill has not detected the smell since BW&S has been on site.

JM Mechanical: David Modica has indicated that he does not believe we can get either of the two invoices reduced because the smoke tests were ordered, and the manpower utilized.

Landscaping

Modica had the tree branch cut. Doug thinks that the branch was not cut cleaning. MA to request to recut it cleanly.

David Modica spoke to Rick Malkasian regarding the overage on the landscaping budget. (The bill came for $1150, after the board asked Malkasian to work with $1000). He has agreed to honor the $1000 budget amount and will write off the overage. The board members will consider getting together and planting some annuals using their own resources.

Terrazzo Sidearms Need Repairs

Chiccarelli and Pires has been to the property and a price is forthcoming.

Water Damage/Leaks Due to the March 15 Storm

Letters were sent to unit owners of 107-18 and 107-19 (units with skylights that had leaks). Unit 107-18 has refused, and 107-19 has been sent 2 letters. MA will contact the 107-18 unit owner to find out the reasoning for his refusal. The board request that a deadline of 8/15 would be set to receive an answer.

Richard Roofing speced the work and created a proposal for the skylights work. The units can bring their own contractors in, as long as the board approves the work.

Roof Replacement

Richard Roofing has developed the scope for the roof replacement and it has been distributed to two other contractors, Eagle and Cappucio, for bidding. MA to send the scope out to the board.

Repolishing Wood on the Front Doors

Same.

Renegotiate Insurance Deductible

Paula Modica reports that the insurance company has visited and revalued all of the properties. There will be no earthquake or flood coverage but the good news is that increases will be negligible and we were able to negotiate replacement costs. The deductible will remain at $15,000. The board plans to talk to the agent during the next meeting.

Financials

Two units (111-16 and 111-20A) are behind in paying their maintenance fees. MA will let the board know how much each unit owes in late fees. The board will make a one time offer to the unit owners--the board will wave the late fees if all the maintenance fees are paid up by September 1st, 2010. MA to notify the two unit owners of the offer.

Miscellaneous

Power Outage: The electric company had no reports of any outages on the dates in question (on 6/13 and 6/14) and advised calling when the outage occurs so that a source can be determined.
Modica repaired the gate on Queensberry Street side.
MA will check out the cord/antenna coming out of a 107 basement unit.
The board reviewed the "Modica Cleaning Specifications for QCT" document, and discussed options of cutting down on janitorial services in order to cut down on costs. The board concluded that maintaining the cleanliness of the common areas is important enough to continue with the current levels of janitorial services. In turn MA will discuss the work with the janitor and will do a walk through the building with the janitor in order to improve quality.

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

Roof Replacement

2010-07-21T07:25:00.002-04:00

(07/20/2010) Richard Roofing has developed the scope for the roof replacement and it has been distributed to two other contractors, Eagle and Cappucio, for bidding. MA to send the scope out to the board.

(08/17/2010) MA has received two roofing bids. Richard Roofing was the least costly by far, at $69,000.00. Two more bids are coming (from Eagle and Cappucio). We are using Maurice Richard’s scope/spec.

DM proposes that the board considers using white rubber roofing. It is supposed to be good at reflecting heat. MA to request prices for this version as well. The board asks that the spec is revised to include the repairs/replacement of the damaged roof decking--there should be an allowance for fixing the decking (the amount to be discussed with David Modica).

June 15, 2010, Meeting

2010-07-18T21:30:00.010-04:00

Attending:

Nancy (MA) --Modica Associates

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

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Distribute to:

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

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

107 Mail Room for general information

111 Mail Room for general information

Window Replacement

No money from HADCO. Is it time to request David (DS) to write a letter to Hadco?

107 Laundry Room Floor
Same.

Bad Smell in 107

BW&S was at the building yesterday and today with a full crew and a police detail. BW&S was able to pump down far enough to access our lines. BW&S performed a dye test and the dye came back into the BW&S lines; therefore, they were able to determine that the water is flowing from the buildings to the BW&S lines.

BW&S performed a camera test and saw no breaks in the lines. However, there may be a sag in one of our lines, so more investigation is needed. BW&S will gives us their full report.

Questions for Dave Modica

When will the BW&S report become available, and would it be possible to get the report by the end of the week?
Why did JMechanical charge the association twice?--$1840 and $1780

Landscaping
The plants for $1000 have been planted. Modica cut the branch on 111 Jersey Linden Tree. Stil waiting for updates on the Aphid treatment.

Later edit: After the meeting the board walked around the buildings and looked at the landscaping in front of the buildings. The board did not see any annuals planted. From April 20, 2010, meeting notes: "The board decided to ask Malkasian to work with $1000 (total, labor inclusive) to add plantings and improve the landscaping with the following specific requests: 1) no arbovitaes, 2) add approximately $100 worth of annuals in locations Malkasian sees fit."

Terrazzo Sidearms Need Repairs
Same. The sidearms still need repairs.

Water Damage/Leaks Due to the March 15 Storm
Waiting for status on the sky lights owners for fixing them. Status on the ceiling patches. MA to start getting roof bids for full replacement.

Repolishing Wood on the Fronnt Doors
Same. MA to bid sanding and polishing the front doors of 107 and 111.

Renegotiate Insurance Deductible
Same

Preparation to Renew the Laundry Contract
Besides looking into getting new type of machines, the board also would like to consider contracting a different vendor. Currently, our contract is with Automatic Laundry Services (ALS).

Miscellaneous

Questions for Modica:
- What was happening with the power outages during the night? (on 6/13 and 6/14)
- What services are included in the Janitorial Work? Can the janitor the weeds/common area outside?
The gate on Queensberry side does not close. The door also may need oiling.
A basement unit in 107 on the back courtyard side has a cord coming out of the unit. Is this an antenna? The board is concerned that whatever it is, it is not legal.
Line of credit

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

May 18, 2010, Meeting

2010-06-14T12:29:00.006-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Douglas McClennen (DM) --Trustee, Queensberry Condominium TrustBill Gentz (BG) --Trustee, Queensberry Condominium Trust

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Distribute to:

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

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

107 Mail Room for general information

111 Mail Room for general information

Window Replacement
Modica has not heard back from HADCO yet.

107 Laundry Room Floor
Same.

Bad Smell in 107
The city attempted smoke test. However something is still blocking the drain. Board was given the phone number of Mike Ross, City council, to call and inquire about if BWSC can move on testing their own drain lines. Dave M indicated that the problem was likely to be on the BWSC lines. So the board will hold on hiring drain company to camera 107’s main drain line until BW&S can camera their sewer lines on the street. BW&S is to let Dave Modica know when they have camera their lines on the street. Dave Modica will continue to call BW&S to learn when their lines have been camera. The association has already paid $1,840 for plumbers to be there with no smoke coming into 107/111, so we want to be sure city does their end well this time.

Landscaping
Modica will cut down loose branch of the linden tree in front of 111 swinging in the garden, not the actual limb but the branch. Board will wait on hiring Arborway Tree to cut the limb for $330 to see if City will actually cut as Modica has been calling Parks Dept. to report a safety issue and City might be coming out to actually cut limb due to pressure Modica has been placing on City. Board voted to wait on city to cut the limb before paying Arborway to do it, pending whatever the cut-off date for treating for Aphids is. Modica to confirm with arborist what cut-off date is to treat for Aphids. Arborway’s price to cut limb is $330 and treat for Aphids is $210.

Terrazzo Sidearms Need Repairs
Modica may apply a patch until new long term solution is found.

Water Damage/Leaks Due to the March 15 Storm
Patches and lap sealant added per Doug's request. No leaks have been noticed since lap sealent applied. The ceiling will be kept open until next big storm. Also, possibility of new roof was brought up to make sure that the building is protected against this type of damage going forward.

Repolishing Wood on the Fronnt Doors
Same.

Renegotiate Insurance Deductible
Modica will continue to collect bids at the $5,000 and $15,000 deductible levels.

Move In Fees
Item complete.

Preparation to Renew the Laundry Contract
The board would like to investigate getting the "over-under" type machines to increase the number of machines in each laundry room.

Miscellaneous

Line of credit is still on hold pending dire need. At this point there is no immediate need for a line of credit.
Letter to 111-11 owners RE A/C: item complete
MA checking on building settling reimbursement from city: no payments available to condo associations, item complete.

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

Preparation to Renew the Laundry Contract

2010-06-12T18:05:00.002-04:00

(05/18/2010) The board would like to investigate getting the "over-under" type machines to increase the number of machines in each laundry room.

(06/15/2010) Besides looking into getting new type of machines, the board also would like to consider contracting a different vendor. Currently, our contract is with Automatic Laundry Services (ALS).

April 20, 2010, Meeting

2010-05-17T09:01:00.003-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

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

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

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Distribute to:

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

107 Mail Room for general information111 Mail Room for general information

Window Replacement
MA sent the letter and gave Hadco 30 days to reply. If there is no response, the next step would be for David to send a letter to Hadco.

Bad Smell in 107
The smell has returned in 107 (see email from 4/15). The smoke test will be performed to determine where the sewage smell comes from and how bad the damage might be. Smoke test is currently scheduled for Thursday if the city sewage lines are cleared by then on the corner of Queensberry and Jersey Streets.

107 Laundry Room Floor
On hold until the smoke test is done.

Landscaping
The board met with Rick Malkasian (of Rick Malkasian Gardens—the company that has been doing our landscaping so far) to discuss improving the plantings around the building. The board decided to ask Malkasian to work with $1000 (total, labor inclusive) to add plantings and improve the landscaping with the following specific requests: 1) no arbovitaes, 2) add approximately $100 worth of annuals in locations Malkasian sees fit. The board would like this landscaping work to begin right away.

The board also discussed the linden tree (city tree) near 111 Jersey entrance with MA and Malkasian. (Some of the tree branches are growing into the fire escape of 111, and thus may be a fire hazard.) MA will find out the price for cutting down the branch closest to the building. MA will also find out the price for spraying the Jersey side linden tree and another linden tree (also a city tree) on Queensberry side of the building. MA will also find out if we need city permission to cut down branch and/or spray these city trees.

Terrazzo Sidearms Need Repairs
Chicarelli will not do the work. MA will talk to B&M Restoration about cost for applying partial fix.

Water Damage/Leaks Due to the March 15 Storm
Contractors fixed the problem with the damaged door of 107-19 (put in the new beam), and found no structural damage. DM did not like the quality of these contractors’ work. (They were Wolf Rock Construction).

Roof repairs (excluding skylights) to take place tomorrow. (A skylight is the owner’s responsibility. Skylight in 107-18 failed a long time ago and was sealed incorrectly. This improper seal now increased the effects of the leak. (Both skylights in 107-18 and in 107-19 are old. The skylight in 107-19 has been patched, but its seal was done correctly as opposed to the one in 107-18.)

MA to notify unit owners that skylights need to be replaced, and give them 60 days to do it. 107-18 and 107-19 both need higher curbs and/or better curbs. MA to ask them to present specs for the work before the work is done to protect the common areas. The board will review the specs promptly (within 3 business days) not to hold up the work.

The board questioned why the improper seal was not discovered earlier and proposed to add inspection of all skylights to our yearly roof inspection. MA stated that the skylights are already being inspected as part of the roof inspection.

The 107 door to the roof has wood with sealant on it, and the sealant is failing. The door needs to be resealed. Currently, resealing the door is not included in the quote from the roofer for fixing up the leaks in the roof. MA will ask roofers to fix the door as well (and hopes that it will be at no additional charge).

The ceiling in the common area will stay open until another big rain storm to make sure that the roof patches are holding up. MA to ask unit occupants in the nearby units to keep an eye out for any new leaks.

MA to start asking for estimates to replace the roof.

Repolishing Wood on the Fronnt Doors
On hold.

Renegotiate Insurance Deductible
Our insurance policy will be renewed in August. Can we renegotiate the deductible down to $5K for the common areas. The board thinks that while the deductible of $15,000 is appropriate for individual units, it is hard to manage for the common areas.

Move In Fees
In the efforts of raising income for the association, the board decided to increase the move-in fee for all owners. Starting on June 1st, the move-in fee will be $150 as opposed to $50 (currently).

Miscellaneous

The board will consider being approved for a line of credit so that when we are ready to do the work, we can proceed even if we do not have enough cash in the reserves.
MA has sent the letter to the 111-11 owners about the AC unit being installed too early in the year.
MA to check if there is any money from the city available for dealing with the building settling due to the ground water issues, (when MA calls the city about permission to treat and trim the city trees around the property).

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

Renegotiate Insurance Deductible

2010-04-21T07:32:00.004-04:00

(04/20/2010) Our insurance policy will be renewed in August. Can we renegotiate the deductible down to $5K for the common areas. The board thinks that while the deductible of $15,000 is appropriate for individual units, it is hard to manage for the common areas.

(05/18/2010) Modica will continue to collect bids at the $5,000 and $15,000 deductible levels.

(08/17/2010) Earthquake insurance will be included in the master policy. No flood insurance, because we are not in the flood zone. Item Complete.

March 16 Meeting

2010-04-20T09:14:00.003-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Distribute to:

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Second Means of Egress
Item complete.

Window Replacement
The unit (111-2) has the correct panning. MA to send another letter to Hadco to demand the rest of our money. What can we do to prevent this situation from happening in the future? --In the future we will only reimburse owners for window panning once the work is complete and the panning is to spec.

107 Laundry Room Floor
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.

Consider moving the vent such that the hot air does not blow on the Emerald Arborvitae.

Deformation Monitoring Points (DMPs)
The board wants to have all the DMPs checked this year (both the new and the old ones), and afterwards the board wants to have all the DMPs checked every two years. Item complete.

Torn carpet in basement
A patch was added. Item complete.

Landscaping
Malkasian provided a bid for mulching ($800) and for maintance ($1320), which is in our budget. Beyond maintenance, no landscape improvements can be made right now because the association has no money. The board will meet with the landscaper in April to decide what new plantings to make so that the landscaping work can start once the funds become available.

Terrazzo Sidearms Need Repairs
MA needs to find companies that do casting within 6 months. DM suggests to make a simple repair for now just so that there is no big gash. Might get a year out of the patch. In 2001 it was about $20,000 to do both buildings side arms. For the patch, it will be impossible to get the same aggregate. MA to get a price from a mason for the patch.

Water Damage/Leaks Due to the March 15 Storm
Multiple units have water damage from leaks from 3/15/2010 Noreaster. Units involved are 107-5, 107-10, 107-15, 107-18. Another unit in 107 has damage around the door (unit 107-?). The side of the door this unit is sheared, so there is possible serious structural damage. The contractors were working on it on 3/16/2010 already. They should take out a part of the wall above the unit door to see if there is more structural damage. MA will do the walk through with a mason and the roofer to assess the damage and to determine the cost to fix, and to see if the cost to fix will be over $15,000.

Repolishing Wood on the Front Doors
Polishing the front doors (note that this is not the same as restoring the lobby) has been put on hold due to low cash flow. Modica has previously received several bids for this work. One high end bid was for ~$3600 per door; another bid from Summer Painting was ~$850 per door.

Miscellaneous:

A work order for the lentil sitting in courtyard was issued to be moved to the boiler room. Please let MA know if the lentil is still in the courtyard.
Lentil is still in the courtyard.
111-11 has a AC unit that is in too early. MA to send a letter to the owner.
MA to check if there is any money from the city available for dealing with the building settling due to the ground water issues.

Agenda for April:

Brainstorm the capitol repairs. Wish list for the capitol repairs to be done by June.
Brainstorm ways to raise income for the association (e.g. increasing fine fees, etc.)

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

Water Damage/Leaks Due to the March 15 Storm

2010-04-20T09:10:00.004-04:00

(03/16/10) Multiple units have water damage from leaks from 3/15/2010 Noreaster. Units involved are 107-5, 107-10, 107-15, 107-18. Another unit in 107 has damage around the door (unit 107-?). The side of the door this unit is sheared, so there is possible serious structural damage. The contractors were working on it on 3/16/2010 already. They should take out a part of the wall above the unit door to see if there is more structural damage. MA will do the walk through with a mason and the roofer to assess the damage and to determine the cost to fix, and to see if the cost to fix will be over $15,000.

(04/20/10) Contractors fixed the problem with the damaged door of 107-19 (put in the new beam), and found no structural damage. DM did not like the quality of these contractors’ work. (They were Wolf Rock Construction).

Roof repairs (excluding skylights) to take place tomorrow. (A skylight is the owner’s responsibility. Skylight in 107-18 failed a long time ago and was sealed incorrectly. This improper seal now increased the effects of the leak. (Both skylights in 107-18 and in 107-19 are old. The skylight in 107-19 has been patched, but its seal was done correctly as opposed to the one in 107-18.)

MA to notify unit owners that skylights need to be replaced, and give them 60 days to do it. 107-18 and 107-19 both need higher curbs and/or better curbs. MA to ask them to present specs for the work before the work is done to protect the common areas. The board will review the specs promptly (within 3 business days) not to hold up the work.

The board questioned why the improper seal was not discovered earlier and proposed to add inspection of all skylights to our yearly roof inspection. MA stated that the skylights are already being inspected as part of the roof inspection.

The 107 door to the roof has wood with sealant on it, and the sealant is failing. The door needs to be resealed. Currently, resealing the door is not included in the quote from the roofer for fixing up the leaks in the roof. MA will ask roofers to fix the door as well (and hopes that it will be at no additional charge).

The ceiling in the common area will stay open until another big rain storm to make sure that the roof patches are holding up. MA to ask unit occupants in the nearby units to keep an eye out for any new leaks.

MA to start asking for estimates to replace the roof.

(08/17/2010)

Unit owners of 20-19 and 20-19 have agreed to replace the skylights. MA forwarded them a couple of proposals and put them in touch with each other.
Cresent Painting will be happy to repair and repaint the ceiling on the top level of 107 for $550.00 (includes replacing the ceiling) We need to wait till the skylights are repaired before scheduling that job.

Help the Agassiz Road Duck House!

2010-04-09T18:35:00.000-04:00

The Fenway Civic Association asked property management companies in the Fenway area for help finding volunteers to help with the Agassiz Road Duck House Project. Here is the information they have provided:

Call for Volunteers:

The Fenway Civic Association and City of Boston are working to restore and activate the Duck House, a historic building on Agassiz Road in the Back Bay Fens. We need more data to supply to potential occupants! That’s where you come in. Sign up to help count the number of passersby.
Materials and snacks to be provided.

WHEN: Fri. 4/16 and Sun. 4/18 (Rain Date: Sat. 4/17). Three hour shifts between 7am & 7pm.

HOW TO SIGN UP: Email your name, phone, and availability to: CommunityEnterprise@wit.edu by Mon. 4/12.

TRAINING SESSION: 7-8pm, Wednesday 4/14 at the Wentworth Institute of Technology, 550 Huntington Ave.

For more information, take a look at this presentation made by Erica Mattison at the Fenway Civic Association Annual Meeting on November 6, 2008.

Notes from the Annual Meeting on February 16, 2010

2010-03-26T07:20:00.000-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Ning Hernandez --Trustee, Queensberry Condominium Trust

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

Distribute to:

107 Mail Room for general information
111 Mail Room for general information

Financial Review

Going over 2009 spending/budget

Comments
107 owners ask for electric locks to be installed –it is on our long term plan
Questions on the quality of landscaping

seems like the quality of landscaping done is poor for a high price
price may be reasonable
the work is maintenance only
Board Action Item: Ask for notice for when the landscaper is coming. Then we can post for the owners to see what it is before, and what it is after.

Questions about how the reserve got so low

$19000 deficit
we partially used the reserve to pay for the window and panning work and due to the fuel costs rising
trustees did not want to raise the fees while the masonry project was in progress
now is the time to catch up
new regulations on the amount of money the association is required to have in the reserve
the goal is to maintain the reserve at or above the required amount (10% of the annual income needs to be set aside)
Board Action Item: The board will monitor the assessment and see if that needs to become a regular fee to maintain the reserve

Suggestion from an owner

provide a multi year budget/plan, long term approach that the trustees might have in mind. Currently, even if the trustees might have such a plan, it is unknown or unclear to the owners
Board Action Item: The board is working on a capital plan, planning to have that by June.
DS—tried to do a multi year plans in the past, but new regulations affect the plans
How can we keep the monthly fees down, so that the condos can remain attractive to new buyers

Question about the budget

What is the raise that is not part of the assessment

It is to avoid operating at a loss

Do we expect the monthly fees to continue rising every year
The assessments are happening nation wide due to the new regulations
Are our maintenance fees inline with other associations

Historically we have had very good fees

Owner Question—can you take a tax deducting for paying for the masonry work?

Probably not, but please check with your tax accountant

2010 budget

Increases are due to the deficit of $19000 in the reserve and the new regulations
Q: why an assessment and not a fee increase overall

trying to soften the blow
buyers do not see the assessment, but only the condo fees

Increases in oil, keys & locks fees (would be more if we go with installation of the electric locks), and landscape fees
Q: Can we get rid of bushes and make a nice rest area for the residents

rest area might imply that passers by will stop by there as well

Old Business Review

Q: Is there any money from the city available for dealing with the building settling due to ground water issue?

New Business for 2010

Q: is the laundry room problem only present only in 107

Q: Are people complaining about mice/bugs/rats?

Rat population in the alleys has spiked
If you see something, please call Modica
Fixing landscaping may help with the rat infestation

Capital Repairs Review

Trustees are looking for ideas/feedback on the repairs
Q: about the side arms on the main entrance in 107 (terrazzo)

Chunks are coming off, and it cannot be really fixed
It was not done right, and the association settled (several years ago)

Q: what is the 10 year plan

Sealing doors
We have old gas burners and 2 large oil burners—DM would like to have it redesigned to use just gas

Q: how is our roof doing

Roof has been checked, and is in good shape
New gutters have been added
It is at the end of its life, but we are not seeing problems yet
Usually, when the roof is at the end of its life and problems start, it can last another 2 years with repairs

Q: Concerned about structural problems

We will need a touch up job in 15-20 years
Last masonry job was about 15 years prior to this one, and it was only in certain spots
Q: should we be concerned about slanted stair cases—No. Tested during the structural tests when the walls were cut into to check how sound the building is

Heat loss issues

All windows were sealed during the masonry project
Upper units get hot and residents open their windows

Restoration of the front metal doors

Was estimated in 2005, but postponed

New business

Q: planters in the yard: Can an owner garden them and make them look nice?

Yes, please do

Gates slam shut really loudly—what can we do about it
Heavy smoker in 107

Is the owner aware that the renter is smoking?

Smell of the sewer

It was cleared for awhile, but it is back
When 107 laundry is being fixed, the pipe system underneath the laundry room floor will be examined
The pipes were examined with a camera
Q: does the city have responsibility to fix this? Not really.

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

Status Update Since September

2010-03-15T07:54:00.006-04:00

Distribute to:

Corinne Getchell (MA) --Modica Associates
Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust
Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust Bill Gentz (BG) --Trustee, Queensberry Condominium Trust
Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Second Means of Egress
Same.

Window Replacement
Hadco paid $375 of $825 deposit they took for panning, $150 per each window, 3 in total, and that was cost to Hadco. So the refunded was $375. MA does not think that we are going to get anymore money from them. What does the association want to do?

107 Laundry Room Floor
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.

Deformation Monitoring Points (DMPs)
MA checked with Dave Modica and he suggested checking every two years with the existing DMPs and every year for the new ones. However if new construction is going to continue on Boylston, the board may want the existing DMPs to be checked sooner.

2008 Financials
The financials on the masonry project costs were mailed out to the owners in January. Item complete.

Torn carpet in basement
Same.

Landscaping
Moving the vent would be tied in with fixing up the 107 Laundry room. At that point, it would be investigated if vent can be moved or positioned such that it still vents properly but avoids blowing on the Emerald Arborvitae.

111 Laundry Sink Tap Is Leaking
Item complete.

Terrazzo Sidearms Need Repairs
The work cannot be performed during colder temperatures. MA did have Chicarelli look at them. Chicarelli needs spec #’s of casting finish. MA not sure if DePaoli will respond as Assoc. did not pay in full for work as Board was not satisfied with the work. MA to contact DePaoli to see if will provide any info.

Miscellaneous:

A work order for the lentil sitting in courtyard was issued to be moved to the boiler room. Please let MA know if the lentil is still in the courtyard.
107 Outdoor glass has been replaced. Item complete.
Front doors polishing is put on hold due to low cash flow.

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

Please Come to the Annual Meeting

2010-02-01T07:27:00.003-05:00

Our annual owners' meeting will be held on the evening of Tuesday, February 16th, 2010. (The exact time and location is yet to be determined, and will be announced here as soon as we know).

At this meeting the trustees plan to discuss our annual budget as well as our reserve funds. There are several capital repair projects on the association's "to do" list, but of course they cannot be all done at the same time. The trustees would like to hear feedback from the owners as to what projects the owners find most important and would like to see completed first.

Hope to see you all at the owners meeting!

Produce Market To Open Near By

2009-11-07T17:50:00.005-05:00

Marshall's Farm Stand of Gloucester is set to open soon at 1345 Boylston street, occupying the closed Goodyear tire store. The store, Marshall's Fenway Farm Stand, will sell produce, locally baked bread, pies and pastries, locally made cheeses, and other tasty things. More up-to-date information is available on the store's Facebook page.

September 15 Meeting

2009-09-16T18:02:00.015-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Second Means of Egress
Logan Grates has been given the go ahead and is in the process of making the grates. They will be in touch with MA when the grates are ready for installation.

Window Replacement
MA sent another letter to Hadco Window and Door on 9/3, but has not had a reply.

107 Laundry Room Floor
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.

Deformation Monitoring Points (DMPs)
Work has been completed. MA has the report, and the board has reviewed it. MA to ask David Modica to determine when the next time should be for checking the DMPs--two years, or possibly 6 months/1 year for the new DMPs.

2008 Financials
DM would like the cash flow report, sent out to the owners, to show clearly why the association experienced the net loss even though the income from the temporary fee increase collected more money than required for the masonry repairs. DM will email the changes to MA, and MA will mail the information to the owners.

Jim, BG and Corinne will work together to correct the 2009 cash flow report, but will not hold up the mailing to the owners for that.

Torn carpet in basement
Same.

Landscaping
The proposal has been submitted to MA for the board to review. Currently, one Emerald Arborvitae plant in front of the 107 laundry vent is not healthy, probably due to vent, so replacing it, as the proposal suggests, will not resolve the issue. MA to ask the landscaper how that problem can be resolved.

The cost of the materials and labor proposed is $2000. Due to lack of finances to do this work right now, MA to ask the landscaper if the work can be postponed till next spring.

111 Laundry Sink Tap Is Leaking
The threads on the tap are stripped, so the facet handles have to be replaced. Dave Modica estimates the cost to be $200-$250.

Terrazzo Sidearms Need Repairs
107 sidearms are crumbling and falling apart. 111 sidearms also have problems, but are not in as bad shape as 107.

Miscellaneous:

Extra lentil sitting in the courtyard. MA to ask Chicorelli about it. It should probably not be left there, and should at least be moved down to the boiler room for safe storage.
Outer door glass been broken in 107. The glass needs to be replaced.
Front doors needs polish

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

Terrazzo Sidearms Need Repairs

2009-09-15T22:10:00.004-04:00

Previous work on the terrazzo side arms: Seal the Terrazzo Sidearms

(09/15/09) 107 sidearms are crumbling and falling apart. 111 sidearms also have problems, but are not in as bad shape as 107.

(08/17/2010) Chiccarelli and Pires has estimated repairs of the sidearms at $1,600.00 with the additional costs of permits. The board has reviewed the bid and approved it. MA to schedule the work sometime before November.

August 18 Meeting

2009-09-14T07:21:00.012-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Second Means of Egress
Samples have been delivered to Modica, and the board approves the samples. MA to call and schedule the installation.

Window Replacement
Same.

107 Laundry Room Floor
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.

Deformation Monitoring Points (DMPs)
Doug spoke to Cullinan Engineering. We did not lose a lot of information. The work is not completely redundant. The measurements have to be done 3 times due to temperature variances. They have to do it 2-3 times to get an accurate measurement. Cullinan will invoice one time once the work is completed. The board approves the proposal. MA will contact Cullinan Engineering to proceed.

Bad smell in 107
Doug and Bill have not noticed the bad smell for awhile. Item complete.

2008 Financials
Bill met with MA’s accountant and redid the summary for 2008. Transfer from reserve and other expenses items have been cleaned up, and the totals have changed as a result. Bill proposes to add footnotes when the new financial summary is sent to the owners. MA will put the new financial summary in a digestable form for the owners. Bill created a summary of income and expenses for the masonry project. The following will be mailed to the owners: reconciliation of 2008 financial summary with the footnotes, the masonry project summary, and trustee voting forms.

Torn carpet in basement
Same.

Landscaping
The landscaper is still working on the proposal.

Security cameras
Doug did some investigation on the cameras, and found that the association can get 5 WiFi cameras for about $500. Anyone can access the cameras if he/she knows the IP address and the password. The ongoing cost would be electricity and IP address. This is not a high priority, so the item will be moved to the Long Term projects list. This project may be coupled with redoing the front doors.

111 Laundry Sink Tap Is Leaking
Same.

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

June 16 Meeting

2009-06-24T15:54:00.014-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

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

Distribute to:

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust
Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

107 Mail Room for general information
111 Mail Room for general information

Second means of egress
Waiting on second sample for approval.

107 laundry room floor
Modica to get bids for new floor and investigate installation of back flow valve.

Deformation Monitoring Points (DMPs)
Doug will call Cullinan to clear up questions concerning new work. Will give Corrine a call to move ahead with work if satisfied with responses.

Bad smell in 107
Smell has lessened to a large degree, but longer term a back-flow valve need to be installed

Dead Tree in Front of 107
New tree planted. Item Complete.

2008 Financials
Suggestion that statements include a current balance sheet that reflect actual assets puchased by the trust beside just cash. Still waiting for final balance on exterior work.

Torn carpet in basement
Same.

Landscaping
Still waiting on proposal.

Security cameras
Doug to investigate WiFi camera.

111 Laundry Sink Tap Is Leaking
Have asked that plumber move sink valve handles to 9 and 3 o'clock.

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

May 19 Meeting

2009-06-03T07:12:00.009-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
All items listed by the independent engineer's report have been repaired. So Chicarelli & Pires was paid the remaining $10,000 on April 29. Item Complete.

Second Means of Egress
Logan Grates began installation, but MA realized that a wrong type of grate was being used. Logan Grates will provide another sample for approval before installing.

Window Replacement
Same.

107 Laundry Room Floor
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.

Bad Smell in 107
The smell has been cleared for now. The city has cleared out the sewers. Will monitor to see if the smell returns.

Dead Tree in Front of 107
Same. Doug has offered to purchase a ginko tree. The landscaper (Malkasian) provided an estimate of $250 that includes installation of the tree only. (The amount is higher because the stump of the old tree has to be dug out.) MA to ask Malkasian for the total estimate on purchase, delivery and installation of the tree.

Torn Carpet in the Basement
Dave Modica is investigating.

2008 Financials
Bill is working with Modica's accountant to reformat the monthly financial statements to make them easier to understand. Bill and Doug are also working to reorganize the financials for mailing out to the owners. So far the following problems have been identified: 1) balance sheets need to match the assets; 2) certain column items are superfluous and can be removed from the budget comparisons; 3) bank statements do not reflect the cut checks that have not yet been cached by the payee.

Landscaping
Doug and Corinne met with Rick Malkasian. The association plans to use $1500-$2000 this year (in addition to what is normally allocated for landscape maintenance) to plant and fix landscaping starting from the Queensberry Street alley to Jersey St. The trustees are now waiting for a specific proposal. MA to ask the landscaper about the timeframe.
NOTE: The tree in front of 111 Jersey needs to be pruned--it is too low to the ground. It also needs to be treated. MA to speak to an arborist about treatment.

Deformation Monitoring Points (DMP's)
Cullinan Engineering provided an estimate to create 7 new Deformation Monitoring Points (DMP's) to replace the ones destroyed during the masonry and structure works, set the baseline for the new points, and do a regular reading on all 37 points for $4275. Previously, the association has been paying approximately $2000 for reading and computation. The last reading was taken in February, 2007. Trustees have questions on the work proposed by Cullinan Engineering. On point 2 in the estimate proposal—does this imply 2 separate readings? How far apart will the readings be? If the readings are done at the same time, then why do we need 2 readings done? On point 3 in the estimate proposal—would this be the 3rd time readings are taken on the 7 new DMPs? How will this be billed?

111 Laundry Sink Tap Is Leaking
MA plumber has looked at the leak, but the tap is still leaking. Also the faucet handle shut off position is too close to a hose.

Security Cameras
A system can cost anywhere between $4000 and $15000. Some of the variables are whether the system is digital; how an incident is handled; who would review the recordings. Once a system is installed the options are to sign up for a maintenance plan or to pay a fee to review the recordings when an incident occurs. Further investigation of cameras installation will be put on hold until the 107 laundry room floor issues are resolved.

Misc:

The glass in the 111 Jersey entry door has recently been broken and replaced 3 times. The glass cost approximately $370 per door
Regular carpet cleaning was done

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

Deformation Monitoring Points

2009-05-22T07:24:00.002-04:00

(05/19/2009) Cullinan Engineering provided an estimate to create 7 new Deformation Monitoring Points (DMP's) to replace the ones destroyed during the masonry and structure works, set the baseline for the new points, and do a regular reading on all 37 points for $4275. Previously, the association has been paying approximately $2000 for reading and computation. The last reading was taken in February, 2007. Trustees have questions on the work proposed by Cullinan Engineering. On point 2 in the estimate proposal—does this imply 2 separate readings? How far apart will the readings be? If the readings are done at the same time, then why do we need 2 readings done? On point 3 in the estimate proposal—would this be the 3rd time readings are taken on the 7 new DMPs? How will this be billed?

(06/16/2009) Doug will call Cullinan to clear up questions concerning new work. Will give Corrine a call to move ahead with work if satisfied with responses.

(08/18/2009) Doug spoke to Cullinan Engineering. We did not lose a lot of information. The work is not completely redundant. The measurements have to be done 3 times due to temperature variances. They have to do it 2-3 times to get an accurate measurement. Cullinan will invoice one time once the work is completed. The board approves the proposal. MA will contact Cullinan Engineering to proceed.

(2010, March update since 09/2009) MA checked with Dave Modica and he suggested checking every two years with the existing DMPs and every year for the new ones. However if new construction is going to continue on Boylston, the board may want the existing DMPs to be checked sooner.

(03/16/2010) The board wants to have all the DMPs checked this year (both the new and the old ones), and afterwards the board wants to have all the DMPs checked every two years. Item complete.

111 Laundry sink tap is leaking

2009-05-20T21:30:00.001-04:00

(05/19/2009) MA plumber has looked at the leak, but the tap is still leaking. Also the faucet handle shut off position is too close to a hose.

(06/16/2009) Have asked that plumber move sink valve handles to 9 and 3 o'clock.

(08/18/2009) Same.

Red Sox Opening Day Flyover

2009-04-02T13:22:00.003-04:00

For your information, on Red Sox Opening Day, Monday, April 6th, there will be a flyover taking place sometime between 1:50pm and 2pm.

March 17 Meeting

2009-03-19T20:44:00.007-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
An independent engineer provided a report on the masonry work. In general everything was done well. Dave Modica will review the report and email the board his comments. The report points out a few oversights (e.g. page 10, photo 6, shows that the 111 Jersey entrance cornice has not been repaired). Chicarelli & Pires was paid all except $10,000. MA will continue to withhold the $10,000 until the items pointed out by the independent engineer’s report are fixed.
MA to check on when we last looked at the building settlement points.

Second Means of Egress
Same.

Window Replacement
Still waiting on refund from Hadco. Logan Grates will fix the grids.

107 Laundry Room Floor
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.

Bad Smell in 107
The smell is still there, but not as bad. In February, John’s Sewer snaked the main sewer line in 107. The line has a few dips where water holds and at 83 feet line is possibly rotted at bottom. Also the 3 stacks on the roof were video inspected. The stack on the right has a small hole at about 48 ft from the room. Clean out is at 51 ft (white color). Doug inspected the Is the hole in the stack a possible cause of the smell, and can the hole be fixed? Inquire the drain companies. MA to ask Dave Modica and a plumber take a look and provide feedback on the video? Inquire about the possible rotted sewer line. After reviewing the video, DM thought that the middle pipe might also not be draining properly and maybe the cause of the smell.

Dead Tree in Front of 107
Same.

Torn Carpet in the Basement
AJ Rose Carpets will look at the problem this week. MA to ask them for a recommendation to possibly tear out that section of the carpet and replace it, or cover it with a “throw” type carpet matt.

2008 Financials
Bill is working with Modica's accountant to straighten out and simplify our financials. MA to send out the trustee ballots to the owners by mail (no quorum at the annual meeting), together with the financials in about two weeks.

Landscaping
The board is again reviewing the landscape design.

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

Entrance Lobbies

2009-03-17T18:47:00.001-04:00

Suggestion to restore the front lobbies: replace the aluminum doors with wooden ones similar to the ones that were there originally; remove the wooden side panels.

Security Cameras

2009-03-17T18:46:00.002-04:00

Suggestion to install security cameras.

(05/19/2009) A system can cost anywhere between $4000 and $15000. Some of the variables are whether the system is digital; how an incident is handled; who would review the recordings. Once a system is installed the options are to sign up for a maintenance plan or to pay a fee to review the recordings when an incident occurs. Further investigation of cameras installation will be put on hold until the 107 laundry room floor issues are resolved.

(06/16/2009) Doug to investigate WiFi camera.

(08/18/2009) Doug did some investigation on the cameras, and found that the association can get 5 WiFi cameras for about $500. Anyone can access the cameras if he/she knows the IP address and the password. The ongoing cost would be electricity and IP address. This is not a high priority, so the item will be moved to the Long Term projects list. This project may be coupled with redoing the front doors.

Gas Furnaces

2009-03-17T18:42:00.002-04:00

There are 2 different gas furnaces. They heat the basement units and the water for the building. Both are over 30 years old—over their life expectancy. They are serviced twice a year (beginning and end of the heating season). These can possibly be replaced with one large more efficient furnace.

February 24 - Annual Meeting Of Unit Owners

2009-03-02T21:59:00.001-05:00

Financial Review (at close of January 2009)

Operating : $ 444.94

Reserve: $56,077.90

A/P: $62,274.79 ($50K payable to Chicarelli & Pires and $12,274.79 to the Reserve Account)

- details will go out to the owners after the board reviews

2008 Year End Figures

- owners (Paul) request a revised/decipherable YTD Actual/YTD Budget that reflects 12 month totals (collected/spent/etc), not the 18 month project (How much expected to come in? How much actually came in, etc?)

Other questions on the financial statement:

- Transfer to Reserve-Assessment line --> confusing
- From Reserve
- Other Income

- Suggestion to separate out regular budget from the temp. fee increase and masonry costs

2009 Budget

- March is the last month of the temporary fee increase
- The condo fees go back to their original levels--no fee increase for 2009

- Q: Who pays for the water used by the laundry machines
A: The association does.

- Q: What kind of warranty (# of years) does Chicarelli provide on their work?
A: The information is in the spec--what kind of mortar was supposed to be used, etc.

- Bank Charges should be $0, because we switched banks
- Insurance was locked in for 3 years

- Q: When were the boilers replaced? Teddy thinks about 10 years ago. Doug thinks that information is noted on the boiler.

- Q: What is the breakup between water and sewer
A: Sewer is about twice as much as the water

- Q: What is the purpose of having a higher reserve
A: Emergency funds, guidelines for associations

- Q: What is the projected reserve total for the end of the project/temp. fee increase (end of March)? What is the projected reserve total for the end of 2009? What was the reserve prior to the temp. fee increase?

Masonry Project Review

- Engineer did a walk through, the board just received the report
- The report will go out to the owners with the minutes from this meeting
- From all the work that was done, we only had one add-on for $3600 (fire escapes)

Old Business

Window Grids on Garden Level Bedroom Windows have been fabricated and are ready for installation, weather permitting. Access to units will be required to ensure safety lock operates correctly. Cost is $3,150.00 installed.

New Business

- Heat
-- What happened with the heat in December?
-- Strange, that only one person complained

- 107 Laundry room floor
-- We are aware of the problem with the floor, and the laundry company is working with us to redo the floor
-- Q: Are dryer connections up to code?
-- The laundry company services the machines, but the management/association has to clean the dryer vents

- Drain in the courtyard in the wrong place, and the courtyard tends to flood

- Max noticed the 107 smell (107-11)

-- 107-7 owner also noticed the smell

- Max noticed an infestation of mice in his unit (107-11). He set out some traps, and the mice have gone away. If the problem reoccurs, Max will notify Modica for the unit to be treated.

- Need to add the TO DO list to the blog

Election of Trustees

Board Members Douglas McClennen, Helen Chigirinskaya, Bill Gentz, Kristen Lipstreuer and Dave Sherf have all volunteered to serve another one-year term. Modica did not receive any trustee nominations.

- Teddy volunteers to be a trustee

January 20 Meething

2009-02-18T22:50:00.006-05:00

Attending:

Corinne Getchell (MA) --Modica Associates

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
David Sherf (DS) --Trustee, Queensberry Condominium Trust

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

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

107 Mail Room for general information
111 Mail Room for general information

2008 Finances
Corrine will have final numbers for Feb meeting. Bill asked for copies bank statements for the full year 2008.

Structural Needs Assessment Report
Nothing further on Lentil on exit at 111. Dave to meet with engineer Thursday Jan 22nd. Bill asked that engineer give his general impressions of the condition of the building.

Second Means of Egress
Grates are finished but Logan grate needs access to units to install. Corrine will schedule.

Damanged Bollards by the Dumpsters
Item Complete.

Window Replacement
Window Paining has been repaired. Waiting for Logan grate to reinstall.

107 Laundry Room Floor
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.

Dead Tree in Front of 107
Same.

Bad Smell in 107
Smell still occurring occasionally. DM mentioned that ventilation in skylight is not working and needs to be addressed.

Issues in the Monthly Financial Statement
Item Complete.

Moped in the Courtyard
Removed. Item Complete.

Torn Carpet in the Basement
Corrine to call Braintree rug to look into replacing torn rug in basement.

Miscellaneous

DM sent email regarding installing security camera
DM asked to have Feb Trustee meeting scheduled for 24th instead of 17th
These minutes are written to Douglas’s best recollection. Please notify her of any discrepancies immediately.

2008 Financials

2009-01-20T21:42:00.003-05:00

(01/20/2009) Corrine will have final numbers for Feb meeting. Bill asked for copies bank statements for the full year 2008.

(03/17/2009) Bill is working with Modica's accountant to straighten out and simplify our financials. MA to send out the trustee ballots to the owners by mail (no quorum at the annual meeting), together with the financials in about two weeks.

(05/19/2009) Bill is working with Modica's accountant to reformat the monthly financial statements to make them easier to understand. Bill and Doug are also working to reorganize the financials for mailing out to the owners. So far the following problems have been identified: 1) balance sheets need to match the assets; 2) certain column items are superfluous and can be removed from the budget comparisons; 3) bank statements do not reflect the cut checks that have not yet been cached by the payee.

(06/16/2009) Suggestion that statements include a current balance sheet that reflect actual assets puchased by the trust beside just cash. Still waiting for final balance on exterior work.

(08/18/2009) Bill met with MA’s accountant and redid the summary for 2008. Transfer from reserve and other expenses items have been cleaned up, and the totals have changed as a result. Bill proposes to add footnotes when the new financial summary is sent to the owners. MA will put the new financial summary in a digestable form for the owners. Bill created a summary of income and expenses for the masonry project. The following will be mailed to the owners: reconciliation of 2008 financial summary with the footnotes, the masonry project summary, and trustee voting forms.

November 18 Meeting

2009-01-16T19:59:00.007-05:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
BG noted that mortar sunk in in the alley on Queensberry side of the building. Mortar does dry and shrink during some number of days. DM noted a lentil on the Jersey Street side on the terrace level, on the right as you exit 111. The lentil looks like it has had major repairs some time in the past—should it be replaced? MA to look into hiring an engineer to do a final walk-through. MA to send cost estimates for the engineer before the board approves the hiring.

Second Means of Egress
Still waiting for the final pricing from Logan Grate. MA expects that Logan Grate will not charge extra to replace the 111-2 grid. (See Window Replacement section for more details.)

Damaged Bollards by the Dumpsters
Cement has been poured, and the bollards for straight for a few days. One bollard was bent again despite the cement. Waste Management is yet to contact KL. The board decided to cut down the bent bollard, and place reflective tape on top of the other two bollards.

Window Replacement
Several windows on 107 Jersey first floor and 111-2 windows do not have grids. At least one window's panning is cut around the metal rod. In these windows, the iron pins are in the mortar too close to the window. So the window panning was notched to expose the iron stud. The iron grid should be drilled into the brick. MA will work with Logan Grates to replace the grids. The panning then can be redone.
MA spoke to 111-2 owner and Hadco on 11/3. Hadco acknowledged that they were paid. MA still working to get the association's money refunded.

107 Laundry Room Floor
Same.

Dead Tree in Front of 107
We are on the city's "inspection list"--they will come to make sure it is actually dead.

Bad Smell in 107
The drain was cleared out today, 11/18. DM will see if the smell is still present tomorrow.

Issues in the Monthly Financial Statement
Bank statement balance differs from the operating budget because checks may have been cut, but have not yet cleared. Item Complete.

Moped in the Courtyard
There was a moped by the Queensberry alley gate. Notice went to that one. There is one more in the courtyard--MA will put out a notice for it to be removed.

Locking in Oil Price
Locked in at $2.49. Item Complete.

Torn Carpet In The Basement
Carpet is shredded across from Unit 20-A, probably from the vacuum cleaner.

Miscellaneous

MA has sent out a reminder to remove AC units out of the windows, but AC units are still in.
Fire escape has bricks and/or some other items on the 4th floor balcony of building 107.
There was a hot water outage on 11/16 because circulator pump was down (gas furnaces).

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

Torn Carpet In The Basement

2008-11-18T23:19:00.003-05:00

(11/18/2008) Carpet is shredded across from Unit 20-A, probably from the vacuum cleaner.

(01/20/2009) Corrine to call Braintree rug to look into replacing torn rug in basement.

(03/17/2009) AJ Rose Carpets will look at the problem this week. MA to ask them for a recommendation to possibly tear out that section of the carpet and replace it, or cover it with a “throw” type carpet matt.

(05/19/2009) Dave Modica is investigating.

(06/16/2009) Same.

(08/18/2009) Same.

October 21 Meeting

2008-10-28T21:17:00.006-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
The masonry work is progressing well. C&P expects to complete the project 1st week of November. See David Modica’s report for detailed information. A sill in the courtyard was missed and will be replaced. Also a lentil on the 3rd floor, Queensberry Street side has a crack running straight through it, and needs to be brought to the attention of C&P.

Second Means of Egress
All bedroom windows were properly marked by their unit owners. MA met with Logan Grate, and the windows were measured. In total, 6 grids will be replaced by the association. An additional (7th) grid will be replaced at the request and expense of the unit owner. Logan Grate will provide the final prices for the grids to MA.

Damanged Bollards by the Dumpsters
On Saturday, 10/11/2008, at 9:10am KL witnessed a Waste Management truck back into the bollards, knocking one of them completely out of place. David Modica is in contact with WM enquiring if they will pay for the damage inflicted by their truck.

Window Replacement
Window replacement is complete, and all screens have been fixed. MA is still working with Hadco, the company that replaced 111-2 unit windows in order to get the money back that the association paid for the panning that had to be later removed.

107 Laundry Room Floor
Same.

Dead Tree in Front of 107
DM and BG have removed the polls.

New Business:

Bad Smell in 107
DM and BG again noticed a strong smell of the sewer in the morning hours in building 107. There is speculation that the smell is from the 107 laundry, or from sewage backing up in the morning rush. Unit 107-20a had to have the drain cleared, and during the procedure a camera was run down the drain. Our buildings are on 4 times/year drain clearing schedule. MA to let the board know next time the drain clearing work occurs, so that we can see if the time of the smell correlates to when the drain clearing is performed.

Carpet Cleaning
The board ok's carpet cleaning to be performed in the common areas. Item Complete.

Issues in the Monthly Financial Statement
The numbers on the header page do not correspond to the numbers in the actual statement. MA will speak to the accountant and will email the board with an explanation.

Moped in the Courtyard
A Vespa moped is locked to the bike rack in the courtyard, and is blocking the walk way. MA will put a sign on the Vespa, as well as post notices on the doors asking the owner to move it. If not moved in a week, the vehicle will be towed.

Locking in Oil Price
The board discussed whether or not to lock in the oil price. Because the matter is so important, the board wants all members of the board to vote (only 3 present at the meeting). MA will send email asking the board members to vote over email.

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

Lock In Oil Price

2008-10-28T21:14:00.001-04:00

(10/21/08) The board discussed whether or not to lock in the oil price. Because the matter is so important, the board wants all members of the board to vote (only 3 present at the meeting). MA will send email asking the board members to vote over email.

(11/18/2008) Locked in at $2.49. Item Complete.

Moped in the Courtyard

2008-10-28T21:12:00.001-04:00

(10/21/08) A Vespa moped is locked to the bike rack in the courtyard, and is blocking the walk way. MA will put a sign on the Vespa, as well as post notices on the doors asking the owner to move it. If not moved in a week, the vehicle will be towed.

(11/18/2008) There was a moped by the Queensberry alley gate. Notice went to that one. There is one more in the courtyard--MA will put out a notice for it to be removed.

Issues in the Monthly Financial Statement

2008-10-28T21:10:00.002-04:00

(10/21/08) The numbers on the header page do not correspond to the numbers in the actual statement. MA will speak to the accountant and will email the board with an explanation.

(11/18/2008) Bank statement balance differs from the operating budget because checks may have been cut, but have not yet cleared. Item Complete.

Carpet Cleaning

2008-10-28T21:10:00.000-04:00

(10/21/08) The board ok's carpet cleaning to be performed in the common areas. Item Complete.

Masonry Update from David Modica

2008-10-21T18:38:00.000-04:00

On October 10/21/2008 David Modica wrote to the board:

I met with the masons yesterday and went over the completed part of the job. The back and side are 100% done and they look very good. They are almost done with the front and the window trim is coming along very well. There have been some issues with the caulking but, we have pointed them out to the mason and window person and the seem to be correcting them now. We did run into a issue with the fire balconies. We addressed them last week. The mason did have to remove the brick around the steel the was anchored into the building so the iron workers could complete the job. The brick has been reinstalled and the iron work has been completed. There is a small charge for the extra work the mason did but the result was well worth it. The balconies are now very strong and will not be a problem moving forward. I will update you soon but so far the job is progressing on schedule with no major surprises.

Sincerely,
David Modica

September 16 Meeting

2008-09-16T21:26:00.003-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
The second (out of 3 total) payment installment has been made to C&P. The association has not yet been billed for any window panning (the panning over the old windows). The board approves the new bricks that has been used so far on an alley wall to be used for the rest of the building. The board has a question for C&P about 2 cracked lentils over 2 top front window in 107. What will be done about these? Will they be fixed or replaced? So far C&P replaced a total of 2 lentils--they have not replaced any lentils beyond what is in the spec. When the work shifted to the Jersey St side of the building, it was discovered that one of the balcony supports has rusted out. MA has called Nino's to come and do the welding to fix the support. Dave Modica will be meeting with Nino's about this issue.

Second Means of Egress
The individual unit window replacement is complete, so MA has now spoke to Logan Grate about replacing the window grids. MA to put out a notice to all the units involved to ask them to put a piece of paper on their bedroom window, so that the workers know which grates to replace. Unit 111-23D owner requested to bump out their new grid so that it can fit an AC unit. The reason grids are being replaced is to bring the units up to fire code--to allow a second means of egress from the bedroom window. The board is concerned that if an AC unit is blocking the window, then there will be no second way out of the unit. MA to look into the fire code regulations about AC blocking the second means of egress window.

Damanged Bollards by the Dumpsters
Same.

Window Replacement
All individual unit windows have been replaced and all units have paid the association. The association will now pay $18150 for the work. The association has paid 1/2 of the cost of panning for the windows in 111-2 unit, but the panning was not the right kind and was removed. MA is working with Hadco, the company that was replacing 111-2 unit's windows in order to get the money back. Unit 107-14, which had its windows replaced, had a screen fall out during the storm. MA to contact Lewin about fixing the screen.

107 Laundry Room Floor
Same.

QCT Meeting Minutes Web Hosting
The board has approved the site. YC will port all the old meeting minutes onto the site, so that the old website can be dismantled. Item Complete.

Dead Tree in Front of 107
MA spoke to the city Parks Department on September 9th. They said that they have placed the tree on the inspection list. This means that a city official will come to check if the tree is dead. If the tree is dead, it will be placed on the removal list. This process will take 1 to 2 years. Once it is removed, it will be placed on the replacement list. The board thinks we should at least remove the polls for now, as it may take several years for the tree to be replaced.

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

August 19 Meeting

2008-08-19T22:13:00.004-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust
David Sherf (DS) --Trustee, Queensberry Condominium Trust

Distribute to:

107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
David Modica will send out a report to the board on the work progress. C&P is looking for the 2nd of the 3 payments from the association. The following work has been completed to date: all 3 courtyard walls, 2 rear cheek walls, all wall has been 100% cut, pointing has begun. Trustees have some questions on the work in progress. C&P is filling the deep crack between the brick and the door frame with mortar--is that per spec? David Modica will check the spec, confirm with C&P, and inform the board. 111 2nd floor window in the courtyard had a lantil with 2 cracks that have been patched. Should that lantil be replaced instead? MA will hold off payment to C&P until these issues are addressed. Trustees agrees to go forward with replacing all common area windows at the total cost of $7,700. Trustees will go look at the wall where new bricks have been used to make a decision whether the right color of the brick has been selected.

Second Means of Egress
Window grid work is on hold until all window replacement and capping work is complete. 111-20A owner is concerned that it is a safety issue that the 111 laundry room window does not have a grid. (None of the ground level windows along Jersey Street have grids.) The board takes owner's request to add the grid on that window under advisory, but currently no action is planned.

Damanged Bollards by the Dumpsters
C&P has straightened the bollard, and will do something to stabilize it at no extra charge to the association.

Window Replacement

All unit windows for the participating units have been replaced, except for 111-11, which was a add-on unit that is replacing just one window. 111-2 has new windows, but no panning, because 111-2 was replacing the windows on his own, and the panning did not match. 111-2 windows will be capped as part of the structural needs work, with all old windows are capped.

107 Laundry Room Floor
Same.

Cash Reserve Interest on Monthly Financial Report
From now on, a copy of the cash reserve bank statement will be included in the monthly financial report. Item Complete.

QCT Meeting Minutes Web Hosting
YC to email the board the blog URL for feedback on content and usability.

New Business:

Dead Tree in Front of 107
A tree that was growing in front of the 107 building. The tree died, and was broken off. Polls remain that used to support the tree. MA to call City Hall to find if they will replace the tree. If the tree will not be replaced, the polls should be removed.

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

Dead Tree In Front of 107

2008-08-19T21:51:00.007-04:00

(08/19/08) A tree that was growing in front of the 107 building. The tree died, and was broken off. Polls remain that used to support the tree. MA to call City Hall to find if they will replace the tree. If the tree will not be replaced, the polls should be removed.

(09/16/2008) MA spoke to the city Parks Department on September 9th. They said that they have placed the tree on the inspection list. This means that a city official will come to check if the tree is dead. If the tree is dead, it will be placed on the removal list. This process will take 1 to 2 years. Once it is removed, it will be placed on the replacement list. The board thinks we should at least remove the polls for now, as it may take several years for the tree to be replaced.

(11/18/2008) We are on the city's "inspection list"--they will come to make sure it is actually dead.

(01/20/2009) Same.

(03/17/2009) Same.

(05/19/2009) Same. Doug has offered to purchase a ginko tree. The landscaper (Malkasian) provided an estimate of $250 that includes installation of the tree only. (The amount is higher because the stump of the old tree has to be dug out.) MA to ask Malkasian for the total estimate on purchase, delivery and installation of the tree.

(06/16/2009) New tree planted. Item Complete.

July 15 Meeting

2008-07-15T23:08:00.005-04:00

Attending:

Corinne Getchell (MA) --Modica Associates

David Modica --Modica Associates

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
Noblin decided to walk away from the job, and will no longer be working with the association. Noblin’s reasons, as far as the board understands, were the following: 1) the board did not chose the lowest bidder, 2) the board changed the timeline of the project [the original timeline planned the work to be completed in 2 years, but it was cheaper to complete the work in 1 year], 3) the scope of the project was changed [originally the plan was to reseal old windows, but David Modica became aware that that might imply scraping out old lead paint. To avoid lead paint, the plan was changed to seal the old windows with aluminum panning], 4) the board requested another round of bids. From now on David Modica will oversee the job and work directly with C&P for no extra charge to the association. C&P delivered brick samples for the board to look at and chose the brick to best match the building.

Second Means of Egress
MA to send notices out to all owners of garden level units who have grids on their windows, to ask the owners to mark their bedroom window. Logan Grate will then measure the windows without entering units, and will provide estimates for the grids.

Damanged Bollards by the Dumpsters
Same.

Window Replacement
DS and MA drafted a letter to go out to all owners who decided to replace the windows. The owners will have several days in which to agree to the window replacement and conditions outlined in the letter, and return the signed letter with their payment.

107 Laundry Room Floor
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.

Cash Reserve Interest on Monthly Financial Report
Bookkeeper has been notified, and the numbers should show up in our July financial statement.

QCT Meeting Minutes Web Hosting
We need to find a new place to host our meeting minutes on the internet. The current site is not owned by any of the trustees, and we need to find an alternative. YC to explore using a free blogging host for posting our minutes.

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

QCT Meeting Minutes Web Hosting

2008-07-15T22:13:00.002-04:00

(07/15/08) We need to find a new place to host our meeting minutes on the internet. The current site is not owned by any of the trustees, and we need to find an alternative. YC to explore using a free blogging host for posting our minutes.

(08/19/08) YC to email the board the blog URL for feedback on content and usability.

(09/16/2008) The board has approved the site. YC will port all the old meeting minutes onto the site, so that the old website can be dismantled. Item Complete.

June 24 Meeting

2008-06-24T21:49:00.004-04:00

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.

107 Laundry Room Floor

2008-06-24T21:20:00.013-04:00

(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.

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".

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?

Cash Reserve Interest on Monthly Financial Report

2008-06-24T21:17:00.001-04:00

(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.

One of the Dumpsters Has Been Damaged

2008-05-20T22:34:00.000-04:00

(05/20/08) Fixed since the meeting. Item complete.

May 20 Meeting

2008-05-20T22:12:00.004-04:00

Attending:
Corinne Getchell (MA) --Modica Associates
David Modica --Modica Associates
Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust
Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Distribute to:
Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust
David Sherf (DS) --Trustee, Queensberry Condominium Trust
Joseph Jouvenal (JJ) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
Chiccarelli-Pires (C&P) was approved by the board prior to the meeting. MA to ask Noblin to discuss window padding. MA to request a sample of window padding from C&P (to be used on old windows) to compare with the window padding that comes with a new window. The board will then decide if the padding is close enough to approve the C&P padding or to proceed with the original plan of only resealing the wood on the old windows.

Second Means of Egress
MA received a bid from Logan Grate to furnish and install 3 window grates with a push lock at $650 each. This bid only covers bedroom windows on the courtyard side. MA to ask for another bid to include grids for smaller windows on the front side of the building.

Inner Courtyard Cleanup
The courtyard cleanup has been moved to May 24th due to inclement weather on May 16th.

Bad Smell in 107 during Peak Shower Time
Smell is gone. Item complete.

Graffiti on 111 Steps
Item complete.

Legal Consultation
The legal consultation fee was approved and the letter has been mailed to the owners. Item complete.

Damanged Bollards by the Dumpsters
The bollards have been straightened out, but not reinforced with concrete yet. David M. will discuss this with C&P when they are onsite.

One of the Dumpsters Damaged
Fixed since the meeting. Item complete.

Window Replacement
DM has volunteered to represent any owners that want to replace their windows this summer, and to get a quote for the windows as one order. MA has sent out a letter to the owners informing them to contact DM directly if they are interested in replacing their windows. DM will get back to all owners who have contacted him with quotes, payment information, and other action items.

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

Window Replacement

2008-05-20T21:22:00.012-04:00

(05/20/08) DM has volunteered to represent any owners that want to replace their windows this summer, and to get a quote for the windows as one order. MA has sent out a letter to the owners informing them to contact DM directly if they are interested in replacing their windows. DM will get back to all owners who have contacted him with quotes, payment information, and other action items.

(06/24/08) 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.

(07/15/08) DS and MA drafted a letter to go out to all owners who decided to replace the windows. The owners will have several days in which to agree to the window replacement and conditions outlined in the letter, and return the signed letter with their payment.

(08/19/08) All unit windows for the participating units have been replaced, except for 111-11, which was a add-on unit that is replacing just one window. 111-2 has new windows, but no panning, because 111-2 was replacing the windows on his own, and the panning did not match. 111-2 windows will be capped as part of the structural needs work, with all old windows are capped.

(09/16/2008) All individual unit windows have been replaced and all units have paid the association. The association will now pay $18150 for the work. The association has paid 1/2 of the cost of panning for the windows in 111-2 unit, but the panning was not the right kind and was removed. MA is working with Hadco, the company that was replacing 111-2 unit's windows in order to get the money back. Unit 107-14, which had its windows replaced, had a screen fall out during the storm. MA to contact Lewin about fixing the screen.

(11/18/2008) Several windows on 107 Jersey first floor and 111-2 windows do not have grids. At least one window's panning is cut around the metal rod. In these windows, the iron pins are in the mortar too close to the window. So the window panning was notched to expose the iron stud. The iron grid should be drilled into the brick. MA will work with Logan Grates to replace the grids. The panning then can be redone. MA spoke to 111-2 owner and Hadco on 11/3. Hadco acknowledged that they were paid. MA still working to get the association's money refunded.

(01/20/2009) Window Paining has been repaired. Waiting for Logan grate to reinstall.

(03/17/2009) Still waiting on refund from Hadco. Logan Grates will fix the grids.

(05/19/2009) Same.

(08/18/2009) Same.

(09/15/2009) MA sent another letter to Hadco Window and Door on 9/3, but has not had a reply.
(2010, March update since 09/2009) Hadco paid $375 of $825 deposit they took for panning, $150 per each window, 3 in total, and that was cost to Hadco. So the refunded was $375. MA does not think that we are going to get anymore money from them. What does the association want to do?

(03/16/2010) The unit (111-2) has the correct panning. MA to send another letter to Hadco to demand the rest of our money. What can we do to prevent this situation from happening in the future? --In the future we will only reimburse owners for window panning once the work is complete and the panning is to spec.

(04/20/2010) MA sent the letter and gave Hadco 30 days to reply. If there is no response, the next step would be for David to send a letter to Hadco.

(05/18/2010) Modica has not heard back from HADCO yet.

(06/15/2010) No money from HADCO. Is it time to request David (DS) to write a letter to Hadco?

(07/20/2010) Refund request resulted in Hadco (the window contractor) refusing to refund the final $500. (Hadco have refunded $350 to date.) Corinne had made the request again with a cc' to Modica's attorney. This did not yield a positive result. The board would like to ask David Sherf to send a letter to Hadco, asking to split the remaining $500 and return $250 to the association.

(08/17/2010) MA made one further phone call to Hadco, asking for a final refund of $250.00. MA has received no response and therefore asked David Sherf to write a letter.

Legal Consultation

2008-04-28T22:33:00.000-04:00

(04/28/08) MA requested and is waiting for an estimate on legal consultation regarding temp fee increase vs. assessment.

(05/20/08) The legal consultation fee was approved and the letter has been mailed to the owners. Item complete.

Graffiti on 111 Steps

2008-04-28T22:31:00.000-04:00

(04/28/08) MA to clean up the graffiti.

(05/20/08) Item complete.

Bad Smell in 107

2008-04-28T21:30:00.009-04:00

(04/28/08) MA investigated the smell, caps were tightened, but no explicit problems were found. Doug will report if he detects the smell again.

(05/20/08) Smell is gone. Item complete.

(10/21/08) DM and BG again noticed a strong smell of the sewer in the morning hours in building 107. There is speculation that the smell is from the 107 laundry, or from sewage backing up in the morning rush. Unit 107-20a had to have the drain cleared, and during the procedure a camera was run down the drain. Our buildings are on 4 times/year drain clearing schedule. MA to let the board know next time the drain clearing work occurs, so that we can see if the time of the smell correlates to when the drain clearing is performed.

(11/18/2008) The drain was cleared out today, 11/18. DM will see if the smell is still present tomorrow.

(01/20/2009) Smell still occurring occasionally. DM mentioned that ventilation in skylight is not working and needs to be addressed.

(03/17/2009) The smell is still there, but not as bad. In February, John’s Sewer snaked the main sewer line in 107. The line has a few dips where water holds and at 83 feet line is possibly rotted at bottom. Also the 3 stacks on the roof were video inspected. The stack on the right has a small hole at about 48 ft from the room. Clean out is at 51 ft (white color). Doug inspected the Is the hole in the stack a possible cause of the smell, and can the hole be fixed? Inquire the drain companies. MA to ask Dave Modica and a plumber take a look and provide feedback on the video? Inquire about the possible rotted sewer line. After reviewing the video, DM thought that the middle pipe might also not be draining properly and maybe the cause of the smell.

(05/19/2009) The smell has been cleared for now. The city has cleared out the sewers. Will monitor to see if the smell returns.

(06/16/2009) Smell has lessened to a large degree, but longer term a back-flow valve need to be installed.

(08/18/2009) Doug and Bill have not noticed the bad smell for awhile. Item complete.

(04/20/2010) The smell has returned in 107 (see email from 4/15). The smoke test will be performed to determine where the sewage smell comes from and how bad the damage might be. Smoke test is currently scheduled for Thursday if the city sewage lines are cleared by then on the corner of Queensberry and Jersey Streets.

(05/18/2010) The city attempted smoke test. However something is still blocking the drain. Board was given the phone number of Mike Ross, City council, to call and inquire about if BWSC can move on testing their own drain lines. Dave M indicated that the problem was likely to be on the BWSC lines. So the board will hold on hiring drain company to camera 107’s main drain line until BW&S can camera their sewer lines on the street. BW&S is to let Dave Modica know when they have camera their lines on the street. Dave Modica will continue to call BW&S to learn when their lines have been camera. The association has already paid $1,840 for plumbers to be there with no smoke coming into 107/111, so we want to be sure city does their end well this time.

(06/15/2010) BW&S was at the building yesterday and today with a full crew and a police detail. BW&S was able to pump down far enough to access our lines. BW&S performed a dye test and the dye came back into the BW&S lines; therefore, they were able to determine that the water is flowing from the buildings to the BW&S lines.

BW&S performed a camera test and saw no breaks in the lines. However, there may be a sag in one of our lines, so more investigation is needed. BW&S will gives us their full report.

Questions for Dave Modica

When will the BW&S report become available, and would it be possible to get the report by the end of the week?
Why did JMechanical charge the association twice?--$1840 and $1780

(07/20/2010) David Modica has been working hard to get this solved. Due to the recent weather, there has been no available manpower to do anything in recent weeks. David has been assured that as soon as possible, there will be another camera test which will investigate a different area.
Still waiting for the report from BW&S.

Doug thinks that there maybe cracks in the foundation or cracks in the sewage pipe. Doug proposes to cut away part of the ceiling in the laundry room where he thinks the pipe is, investigate if there are any cracks, and seal them with cement. Doing that might stop the smell. Doug thinks that the smell is trapped between the 1st floor and the basement ceiling. MA to discuss this solution with David Modica, confirm where the pipe is, and see if this can be done.

MA will repeat the request for the report from BW&S.

Bill has not detected the smell since BW&S has been on site.

JM Mechanical: David Modica has indicated that he does not believe we can get either of the two invoices reduced because the smoke tests were ordered, and the manpower utilized.

(08/17/2010) The BWS contractors have found the problem. The pipe in the street is not only sagging, but also collapsing.
This is now a major problem that with effect the entire block. The city will now have to rip up the entire street from Queensberry to Perterbourgh in order to fix the problem. The time line for this work is not known, but the smell can intensify at times until the problem is repaired. David Modica continues to work with BWS to try to get some idea of what it is involved for going forward.

DM met with David Modica in the laundry room and looked into the cut in the slab. Failed pipe (in the street) was leaking and filling up the space under the slab. The town should fix the pipe.

Damanged Bollards by the Dumpsters

2008-04-28T21:24:00.004-04:00

(04/28/08) The bollards have been bent out of place again. MA to straighten them out and to pour concrete around them.

(05/20/08) The bollards have been straightened out, but not reinforced with concrete yet. David M. will discuss this with C&P when they are onsite.

(06/24/08) 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.

(07/15/08) Same.

(08/19/08) C&P has straightened the bollard, and will do something to stabilize it at no extra charge to the association.

(09/16/2008) Same.

(11/18/2008) Cement has been poured, and the bollards for straight for a few days. One bollard was bent again despite the cement. Waste Management is yet to contact KL. The board decided to cut down the bent bollard, and place reflective tape on top of the other two bollards.

(01/20/2009) Item complete.

Inner Courtyard Cleanup

2007-12-11T21:54:00.002-05:00

(12/11/07) MA to send a reminder note to all owners asking them to label items left in the courtyard. The cleanup will be discussed during the owners meeting and will be conducted in spring.

(02/04/08) Same.

(04/28/08) The note asking all residents to label all bikes and grills stored in the courtyard and to remove all other items stored in the courtyard by May 16th has gone out to the residents on April 29th.

(05/20/08) The courtyard cleanup has been moved to May 24th due to inclement weather on May 16th.

(06/24/08) Item Complete.

(03/17/2009) Courtyard Cleanup item is added to the Future Capital Projects list. Currently, the courtyard has problems with drainage after heavy rains. The location and the number of bike racks also needs to be reconsidered.

Seal the Terrazzo Sidearms

2005-11-15T18:01:00.003-05:00

(11/15/05) Small cracks in the terrazzo need to be addressed before they spread and salt works its way in. LK suggested two different sealants. BB to check email archives and forward to Corinne.

(1/17/06) MA met with NER, but recommendations need to be revised. What application will prevent further cracking? How often must it be applied? How can we prevent water seepage? MA will also check with All Star.

(3/21/06) Discussed proposals from B&M Restoration and NER for repairing and sealing the front steps and side arms. Filling with apoxy and resealing should prevent further cracking. This maintenance should be done every 5 years. NER proposal was not clear. MA to clarify the NER proposal—what would the pricing be for filling the cracks, sealing, recaulking the sidearms, and for sealing the steps.

(4/18/06) From MA’s conversation with NER over the phone, the pricing in the write up is for a
single stairway. MA will modify the B&M list of actions and pricing (to white out the company name and prices) and send it to NER to get a quote, so that it can be clear that prices are for the same work.

(06/20/06) Still waiting for NER quote.

(08/15/06) Trustees have decided to go with B&M bid. NER quote for the same work was almost twice as expensive because they charge union rates. The work should be done sometime in the next 2 weeks.

(09/19/06) Item complete

Landscaping

2004-03-16T19:58:00.008-05:00

(3/16/04) $3,500 budget exists for landscaping in 2004. … QCT will hire Rick for proposals “Phase 1” and “Phase 2”.

(6/15/04) Trustees agreed to pay Rick $500 for design of garden bringing design options to Trustees for review, discussion and approval. Rick to begin work asap.

(7/20/04)… MA to get estimates for pruning of trees away from building (10’ +/-) and removal of all dead wood, bid should understand desire for privacy of units in building….

(10/19/04) MA to get hourly estimates from tree pruning company (to quantify their $250/hr estimate. Tree company to call city to get permission to prune our trees…

(12/21/04) Rick attended Dec. meeting to address the following issues: design (Trustees reiterated their preferences previously emailed to Rick), neutral ground (Trustees will discuss options of cobblestone, brick and grass and email Rick with decision), Linden tree on Jersey St. in front of 111 (Rick believes it to be diseased and therefore needs treatment and trimming if it is to remain). Trustees reiterated their desire for a 5 year masterplan for QCT to take on (including soils amendments if necessary, planting design, rearrangement of shrubs and recommended snow removal changes).

(1/18/05) MA to direct Rick to proceed with design. DS to discuss tree pruning with Inspection Dept. (2/15/05) Rick to provide draft design by late February, MA to coordinate. MA pursing with City Arborist us trimming Jersey St. tree.

(4/25/05) Rick provided conceptual design for Jersey St. side only. MA to convey Trustees questions to him (re: plantings) and request Queenberry St. garden proposal also.

(7/11/05) MA to coordinate QCT hiring arborist (City approved), MA to follow up with Rick on spring meeting comments and outstanding QCT questions about his design.

(9/19/05) City of Boston approved the pruning, but faxed the approval directly to its preferred Boston Tree. MA to obtain price.

(10/18/05) Boston Tree will be in the area on 10/19 to provide a price.

(11/15/05) Will Malkasian do a fall clean up? Included in our contract, so probably waiting for end of leaves. Tree pruning to be done on 11/16. YC to coordinate with Boston Tree.

(01/2006) Revisit the design after structural assessment is complete.

(04/18/06) Proceed with landscape design, since Noblin stated that it will not do any more boring. MA will send notes/questions that came up in previous meetings between trustees and the landscaper (Malkasian). Trustees will determine some requirements for the landscape design. Then MA will arrange a meeting between the landscaper and the trustees.

(06/20/06) Same.

(08/15/06) Landscaping is being postponed indefinitely pending the completion of the building’s masonry repairs suggested in the report.

(04/17/07) The proposal from Malkasian Gardens to maintain landscape ($1320). Requires approval.

(06/25/07) The proposal has been approved. The work involves maintenance only. Item complete.

(03/17/2009) The board is again reviewing the landscape design.

(05/19/2009) Doug and Corinne met with Rick Malkasian. The association plans to use $1500-$2000 this year (in addition to what is normally allocated for landscape maintenance) to plant and fix landscaping starting from the Queensberry Street alley to Jersey St. The trustees are now waiting for a specific proposal. MA to ask the landscaper about the timeframe.NOTE: The tree in front of 111 Jersey needs to be pruned--it is too low to the ground. It also needs to be treated. MA to speak to an arborist about treatment.

(06/16/2009) Still waiting on proposal.

(08/18/2009) The landscaper is still working on the proposal.

(09/15/2009) The proposal has been submitted to MA for the board to review. Currently, one Emerald Arborvitae plant in front of the 107 laundry vent is not healthy, probably due to vent, so replacing it, as the proposal suggests, will not resolve the issue. MA to ask the landscaper how that problem can be resolved.
The cost of the materials and labor proposed is $2000. Due to lack of finances to do this work right now, MA to ask the landscaper if the work can be postponed till next spring.

(2010, March update since 09/2009) Moving the vent would be tied in with fixing up the 107 Laundry room. At that point, it would be investigated if vent can be moved or positioned such that it still vents properly but avoids blowing on the Emerald Arborvitae.

(03/16/2010) Malkasian provided a bid for mulching ($800) and for maintance ($1320), which is in our budget. Beyond maintenance, no landscape improvements can be made right now because the association has no money. The board will meet with the landscaper in April to decide what new plantings to make so that the landscaping work can start once the funds become available.

(04/20/2010) The board met with Rick Malkasian (of Rick Malkasian Gardens—the company that has been doing our landscaping so far) to discuss improving the plantings around the building. The board decided to ask Malkasian to work with $1000 (total, labor inclusive) to add plantings and improve the landscaping with the following specific requests: 1) no arbovitaes, 2) add approximately $100 worth of annuals in locations Malkasian sees fit. The board would like this landscaping work to begin right away.
The board also discussed the linden tree (city tree) near 111 Jersey entrance with MA and Malkasian. (Some of the tree branches are growing into the fire escape of 111, and thus may be a fire hazard.) MA will find out the price for cutting down the branch closest to the building. MA will also find out the price for spraying the Jersey side linden tree and another linden tree (also a city tree) on Queensberry side of the building. MA will also find out if we need city permission to cut down branch and/or spray these city trees.

(05/18/2010) Modica will cut down loose branch of the linden tree in front of 111 swinging in the garden, not the actual limb but the branch. Board will wait on hiring Arborway Tree to cut the limb for $330 to see if City will actually cut as Modica has been calling Parks Dept. to report a safety issue and City might be coming out to actually cut limb due to pressure Modica has been placing on City. Board voted to wait on city to cut the limb before paying Arborway to do it, pending whatever the cut-off date for treating for Aphids is. Modica to confirm with arborist what cut-off date is to treat for Aphids. Arborway’s price to cut limb is $330 and treat for Aphids is $210.

(06/15/2010) The plants for $1000 have been planted. Modica cut the branch on 111 Jersey Linden Tree. Stil waiting for updates on the Aphid treatment.

Later edit: After the meeting the board walked around the buildings and looked at the landscaping in front of the buildings. The board did not see any annuals planted. From April 20, 2010, meeting notes: "The board decided to ask Malkasian to work with $1000 (total, labor inclusive) to add plantings and improve the landscaping with the following specific requests: 1) no arbovitaes, 2) add approximately $100 worth of annuals in locations Malkasian sees fit."

(07/20/2010)Modica had the tree branch cut. Doug thinks that the branch was not cut cleaning. MA to request to recut it cleanly.

David Modica spoke to Rick Malkasian regarding the overage on the landscaping budget. (The bill came for $1150, after the board asked Malkasian to work with $1000). He has agreed to honor the $1000 budget amount and will write off the overage. The board members will consider getting together and planting some annuals using their own resources.

(08/17/2010) Tree was cleaned up where the branch was cut. The faucet (by the 107 entrance) is leaking. A rhododendron bush has died (on the Jersey Street side of the building). MA to inform Malkasian about the dead rhododentron bush.

[Later edit: The dead bush has been removed.]

Second Means of Egress

2003-05-20T21:25:00.006-04:00

(5/20/03) MA to consult with attorney regarding second means of egress and who should own fire escapes at lower level windows.

(6/17/03) Attorney said that QCT should be responsible for fire escapes... Each bedroom with bars on the window required by Mass. Building Code to have (keyless) egress through them… 6 units are affected by this work… MA to get new estimates (existing are outdated).

(9/17/04) 6 units @ $325-400/unit, budget this work for 2005 before painting of fire escapes…MA to confirm with owners who will get new window protection if they want to install new windows at that time.

(10/19/04) Switching on grilles on Jon Enos unit should be completed this fall with fence repair. MA to establish type of lock that iron worker would install on the 6 units in question and get a copy of relevant cut sheets from iron companies for Trustees to review to understand how revised grilles would be secured.

(11/16/04) All bedrooms need keyless escape. MA to get lock samples and/or specifications (will clevis pin or pull panel from interior work?)…

(2/15/05) MA to coordinate the completion of this work in Jon Enos’ unit only in March.

(4/25/05) MA acquired sketch of clevis pin, but MA to confirm its operation with contractor. MA to confirm what John Enos is requesting as QCT only pays for repairs to ensure that his unit is code complaint.

(7/11/05) Same.

(8/16/05) John Enos confirmed understanding that he will pay for modifications beyond repairs for code compliance.

(11/15/05) Still waiting on clevis pin sample.

(1/17/06) Giving up on Jones Ornamental. MA seeking quotes from another wrought-iron company.

(3/21/06) Roger Jones died, so definitely giving up on Jones Ornamental. MA is getting quotes from Santini Brothers company.

(4/18/06) Same.

(06/20/06) Appointment with Santini was canceled due to weather, and will be rescheduled. The new grilles/fire escapes will need to be inspected by the fire department when the work is complete because Sanitini are not certified.

(08/15/06) MA met with In & Out Metal to discuss window locks design. In & Out Metal were not satisfied with the pin sketches from Jones Ornametal, and will suggest their own solution.

(09/19/06) Nino’s Iron Works (who did our fence) will make a sample of the window locking system for $150.

(11/21/06) Iron Works wants to install the sample. MA to work with the owner of 107-23D who needs two pins.

(01/16/07) Iron Works has the go ahead to install the sample. MA to ask 107-23D owner to have the sample installed on one of his windows.

(02/12/07) John (107-23D) approved; scheduling the work with Nino’s IronWorks.

(04/17/07) The sample will be installed on Bryan’s window ($300 for the sample, $180 for the rest of the windows). IronWorks do not have to go inside the unit to do the work. QC is on the list—the work is to be scheduled.

(06/25/07) The sample window has been installed on Bryan’s unit’s bedroom window. Bryan was not happy with the sample, as it blocked most of the light coming through the window. DM, KL and YC looked at the sample, and had to agree with Bryan that the installation would block most of the light coming through the window. Need to discuss the issue at our next meeting.

(08/21/07) MA will look into an option where the entire window will be replaced with one that has and the bars with a proper release lock already built in. The replacement would only happen for one window per lower unit (bedroom window). MA also will call Back Bay Historical to see if they can recommend a supplier. MA also to check with Brookline Window and Harvey’s.

(09/24/07) MA spoke to William Young from Back Bay Historical, and will also contact Simon Construction (Brookline Windows) and Harvey’s. So far the only suggestion was to install the grids on the inside of the window. However, that will make the bedroom windows look inconsistent with the rest of the lower level windows. JJ to look at the sample installed over Bryan’s window.

(12/11/07) Trustees to look at 62-64-66 Queesberry for examples of the grids done by Nino’s.

(04/28/08) The board has approved a window grid. The work is currently out for bids.

(05/20/08) MA received a bid from Logan Grate to furnish and install 3 window grates with a push lock at $650 each. This bid only covers bedroom windows on the courtyard side. MA to ask for another bid to include grids for smaller windows on the front side of the building.

(06/24/08) 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.

(07/15/08) MA to send notices out to all owners of garden level units who have grids on their windows, to ask the owners to mark their bedroom window. Logan Grate will then measure the windows without entering units, and will provide estimates for the grids.

(08/19/08) Window grid work is on hold until all window replacement and capping work is complete. 111-20A owner is concerned that it is a safety issue that the 111 laundry room window does not have a grid. (None of the ground level windows along Jersey Street have grids.) The board takes owner's request to add the grid on that window under advisory, but currently no action is planned.

(09/16/2008) The individual unit window replacement is complete, so MA has now spoke to Logan Grate about replacing the window grids. MA to put out a notice to all the units involved to ask them to put a piece of paper on their bedroom window, so that the workers know which grates to replace. Unit 111-23D owner requested to bump out their new grid so that it can fit an AC unit. The reason grids are being replaced is to bring the units up to fire code--to allow a second means of egress from the bedroom window. The board is concerned that if an AC unit is blocking the window, then there will be no second way out of the unit. MA to look into the fire code regulations about AC blocking the second means of egress window.

(11/18/2008) Still waiting for the final pricing from Logan Grate. MA expects that Logan Grate will not charge extra to replace the 111-2 grid. (See Window Replacement section for more details.)

(01/20/2009) Grates are finished but Logan grate needs access to units to install. Corrine will schedule.

(03/17/2009) Same.

(05/19/2009) Logan Grates began installation, but MA realized that a wrong type of grate was being used. Logan Grates will provide another sample for approval before installing.

(06/16/2009) Waiting on second sample for approval.

(08/18/2009) Samples have been delivered to Modica, and the board approves the samples. MA to call and schedule the installation.

Structural Needs Assessment Report

2003-05-20T21:05:00.006-04:00

(06/20/06) The board went over the report. Noblin’s makes suggestions on various actions QC could take to monitor further settling of the buildings, as well as to repair problems currently found such as damaged brick, repointing, etc. MA to ask Noblin for a more detailed prioritized plan of action for the buildings including cost estimates. Following Noblin recommendations, monitoring settlement points will be done every 6 months, except for when the nearby construction begins at which point the monitoring should be done every 3 months or even more often. MA to ask about the settlement points that were not found. What is the best way to present the results of the structural assessment to the owners? The board will include possible construction of the monitoring well (to monitor local groundwater levels) in the budget discussions for next year. MA to ask Noblin about how and how often this well will need to be monitored.

(08/15/06) MA advises against creating our own monitoring well since there are many monitoring wells close by in the area. MA withholding the last payment to Noblin (in the amount of $1225) until Noblin provides a more detailed list of action items and cost estimates. The trustees are working on a draft summary of the report to send out to the unit owners.

(09/19/06) MA received more detailed information from Noblin regarding recommendations listed in their original report. The new information provides estimate costs for masonry work on each elevation of the building. MA to ask Noblin for additional information: What is the maximum reasonable time gap between fixing up each side of the building? Would a “restored” side be compromised because an adjacent side has not been yet restored/sealed? Is there benefit to do all the work at once and get a larger loan for a longer period of time? Trustees also discussed and agreed that an engineer would have to be hired to spec out the masonry work/window resealing/etc. Noblin rates in March 2005 for this kind of a job (including specing, taking bids, etc) were approximately $5000-$7000.

(11/21/06) MA spoke with Nate Hogan (?). Noblin to provide a proposal to do the specs, bidding, presenting the bid and monitoring. Discussed possible ways to finance the proposed masonry work—possibilities include QCT taking out a bank loan for 7 years, or doing an assessment for the same number of years to save up the required money and save on closing costs and interest.

(01/16/07) Reviewed Noblin’s proposal for engineering services for the building envelope repairs of the front façade. Some questions for Noblin: Can Noblin provide an approximate time frame for when it will be prudent to repair each side of the building? If one façade is done, what are the risk factors due to adjacent “undone” facades? Can Noblin provide a proposal for engineering services for the entire building? I.e. should the entire building be spec’ed even if only one side will be completed at a time?

(02/12/07) Noblin provided answers to some of the questions trustees had: there is no need to do all sides of the building at once; there is no risk in fixing the building envelope in parts; spec’ing the job in parts as it is about to get done is the right way to do this—no need to spec the entire job.

(04/17/07) The building was partially repointed approximately 10 years ago. The board will hire Noblin to have an engineer to spec the work to be done, and oversee the process (solicit bids, inspect the work, etc). MA is drafting a letter to the owners to inform them of the process and to solicit their opinion on how to finance the repair work.

(06/25/07) The board discussed various versions of a loan to do the work. Rather then borrowing all the money needed to repair all 4 elevations, the board is investigating taking out a smaller loan that can be readvanced in order to save on interest. DM will run the numbers and discuss the possibility with the bank. The board has approved hiring Noblin to proceed with spec’ing the work for the East Elevation and getting bids. MA to request email addresses from owners with the letter informing them of the financing the repair work.

(08/21/07) The trustees have decided to impose an 18 month temporary fee increase in order to raise the money required to repair the building masonry. The trustees decided in favor of the temporary fee increase instead of financing the repairs via a loan for the following reasons: the QCT taking out the loan would have lowered the value of the entire property; taking out the loan would force all the owners to pay more due to the interest on the loan; if individual owners have to take out a loan to pay the temporary fee increase, they can write off the interest in taxes, which would be harder or not possible to do when paying down the loan taken out by the association. The temporary fee increase will go in effect on October 1, 2007. If owners would prefer to pay their share of the fee increase up front, they have to do so by December 15th, and then they’ll be saving 5% of the total paid over the course of 18 months. A retainer has been sent to Noblin to spec the work for the Phase I (the Jersey St. elevation). MA will contact Noblin to spec all 4 elevations. If possible, will try to do 2 elevations per year, and if financially possible, will try to do the next 2 elevations the following year. Doing the work sooner will avoid the inevitable increase in construction fees. MA will send the letter detailing the fee increases to the owners.

(09/24/07) MA to reply to owners who have sent emails and letters asking more questions about the temporary fee increase. The 5% discount will be given only to owners who pay the full amount by December 1st. If there is any extra money left from the temporary fee increase after the work is complete, the money will go towards the reserves. Noblin has provided QCT with a new proposal. (The previous one was for the Jersey St. elevation only, while the new one is for all 4 elevations.) The board has approved the new proposal. Noblin is expected to start soliciting bids in approximately a month. MA to ask Noblin to add alternative to the spec before getting bids to determine who much extra it would cost to add panning on the windows wooden frames. The board would like to review the spec draft. Permits will be part of the spec.

(12/11/07) MA has provided the board with a copy of Noblin’s spec for building’s envelope repairs. The board is to provide its comments/questions to MA by 12/18/07 so that MA can pass the questions/comments onto Noblin. Also, unit 111-16 was cleared by Noblin.

(02/04/08) After reviewing Noblin’s answers to questions the board had about window panning, it was decided that repairs done would not include any window panning replacement. The rotten wood around the windows will be fixed, sealed, and repainted. The color is to be approved by the board. DM and MA to investigate if special “tank paint” can/should be used.

(04/28/08) The board received multiple bids for the building envelope repairs. The board eliminating the lowest and the highest bidders. David Modica will meet with Bay Contracting, Chiccarelli-Pires, and Alpha Weatherproofing on site to discuss the work details and get final bids. Instead of scraping the rotten wood from around the windows, the wood where rotten will be replaced.

(05/20/08) Chiccarelli-Pires (C&P) was approved by the board prior to the meeting. MA to ask Noblin to discuss window padding. MA to request a sample of window padding from C&P (to be used on old windows) to compare with the window padding that comes with a new window. The board will then decide if the padding is close enough to approve the C&P padding or to proceed with the original plan of only resealing the wood on the old windows.

(06/24/08) 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.

(07/15/08) Noblin decided to walk away from the job, and will no longer be working with the association. Noblin’s reasons, as far as the board understands, were the following: 1) the board did not chose the lowest bidder, 2) the board changed the timeline of the project [the original timeline planned the work to be completed in 2 years, but it was cheaper to complete the work in 1 year], 3) the scope of the project was changed [originally the plan was to reseal old windows, but David Modica became aware that that might imply scraping out old lead paint. To avoid lead paint, the plan was changed to seal the old windows with aluminum panning], 4) the board requested another round of bids. From now on David Modica will oversee the job and work directly with C&P for no extra charge to the association. C&P delivered brick samples for the board to look at and chose the brick to best match the building.

(08/19/2008) David Modica will send out a report to the board on the work progress. C&P is looking for the 2nd of the 3 payments from the association. The following work has been completed to date: all 3 courtyard walls, 2 rear cheek walls, all wall has been 100% cut, pointing has begun. Trustees have some questions on the work in progress. C&P is filling the deep crack between the brick and the door frame with mortar--is that per spec? David Modica will check the spec, confirm with C&P, and inform the board. 111 2nd floor window in the courtyard had a lantil with 2 cracks that have been patched. Should that lantil be replaced instead? MA will hold off payment to C&P until these issues are addressed. Trustees agrees to go forward with replacing all common area windows at the total cost of $7,700. Trustees will go look at the wall where new bricks have been used to make a decision whether the right color of the brick has been selected.

(09/16/2008) The second (out of 3 total) payment installment has been made to C&P. The association has not yet been billed for any window panning (the panning over the old windows). The board approves the new bricks that has been used so far on an alley wall to be used for the rest of the building. The board has a question for C&P about 2 cracked lentils over 2 top front window in 107. What will be done about these? Will they be fixed or replaced? So far C&P replaced a total of 2 lentils--they have not replaced any lentils beyond what is in the spec. When the work shifted to the Jersey St side of the building, it was discovered that one of the balcony supports has rusted out. MA has called Nino's to come and do the welding to fix the support. Dave Modica will be meeting with Nino's about this issue.

(11/18/2008) BG noted that mortar sunk in in the alley on Queensberry side of the building. Mortar does dry and shrink during some number of days. DM noted a lentil on the Jersey Street side on the terrace level, on the right as you exit 111. The lentil looks like it has had major repairs some time in the past—should it be replaced? MA to look into hiring an engineer to do a final walk-through. MA to send cost estimates for the engineer before the board approves the hiring.

(01/20/2009) Nothing further on Lentil on exit at 111. Dave to meet with engineer Thursday Jan 22nd. Bill asked that engineer give his general impressions of the condition of the building.

(03/17/2009) An independent engineer provided a report on the masonry work. In general everything was done well. Dave Modica will review the report and email the board his comments. The report points out a few oversights (e.g. page 10, photo 6, shows that the 111 Jersey entrance cornice has not been repaired). Chicarelli & Pires was paid all except $10,000. MA will continue to withhold the $10,000 until the items pointed out by the independent engineer’s report are fixed.MA to check on when we last looked at the building settlement points.

(05/19/2009) All items listed by the independent engineer's report have been repaired. So Chicarelli & Pires was paid the remaining $10,000 on April 29. Item Complete.

November 19 Meeting

2002-11-19T21:57:00.002-05:00

Attending:
Corinne Getchell (MA) --Modica Associates
Bryan Bilyeu (BB)--Trustee, Queensberry Condominium Trust
Steven Bast (SB)--Trustee, Queensberry Condominium Trust
Laura Keenan (LK)--Trustee, Queensberry Condominium Trust
Distribute to:
TJ Diab (TJ)--Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Refinishing of Exterior Doors
Window of weather opportunity has been missed. MA to schedule work for early
spring.

October 22 Meeting

2002-10-22T22:11:00.004-04:00

Attending:

Bryan Bilyeu (BB)--Trustee, Queensberry Condominium Trust

TJ Diab (TJ)--Trustee, Queensberry Condominium Trust

Tom Santaniello (TS)--Trustee, Queensberry Condominium Trust

Laura Keenan (LK)--Trustee, Queensberry Condominium Trust

Distribute to:

Corinne Getchell (MA) --Modica Associates

Michael Ferretti--Unit Owner, Queensberry Condominium Trust

107 Mail Room for general information
111 Mail Room for general information

Front Steps
Contractor tried power washing test area, minimal difference apparent. Item on hold.

Refinishing of Exterior Doors
MA to schedule work for this month.

Windows
Panning costs be confirmed after trial installation. Trial installation to be completed this fall.
These minutes are written to Laura’s best recollection. Please notify her of any discrepancies immediately.

Laundry
Same.

Condo Documents
Same.

Satellite Dish
Satellite dish has been removed. Item complete.

Building Movement Monitoring
MA and all owners of QCT should continue to monitor the City’s progress on addressing changing water table levels beneath Boston.

Wireless Internet Access
On hold until ASW merger is complete.

Sprinkler System and Garden
Sprinkler system to be installed next year. Garden has been weeded and mulched, item complete.

AT&T Battery
TJ to follow up on contract issues w/MA (issues including, why the signing of 2 separate contracts; no internal rewiring should be in agreement; potential of double batter/increased $ payment).

Trustee appointment
After John Kurkomelis’ departure one Trustee position is available, letters of interest are being received. MA to contact the owner of 111 #2 to confirm his interest.

Storage bins
Storage bins have recently been cleaned out. Thank you to all who labeled their bins. If you are an owner occupant in 107 or 111 Jersey St., do not have a storage bin, and would like one, please contact a Trustee or MA as soon as possible to ensure availability.

Holiday presents
Trustees to purchase holiday cards to give to cleaning people.

Oil price
MA to confirm whether oil price has been locked in for season (if so, please notify Trustees price locked in at).

2003 Budget
MA/Trustees have been working on the 2003 budget. MA to provide Trustees with projected
cost increases when they are available so that 2003 budget can be completed.

Capital Improvements
MA to confirm the requirements for capital improvements to the buildings (What qualifies as a capital improvement and is there a dollar amount associated with it?)

AT & T Battery

2002-09-17T22:37:00.001-04:00

(9/17/02) MA to continue to work with AT&T about the placement of their battery on
our property to serve this area with broadband service. QCT is considering the signing of a contract with a 7 year term which would allow AT&T to place this battery in the rear of our property near the alley gate. As rent for this 7 year period AT&T is willing to give us $4,300 and pay for the electricity that their battery requires.

(10/22/02) TJ to follow up on contract issues w/MA (issues including, why the signing of 2 separate contracts; no internal rewiring should be in agreement; potential of double batter/increased $ payment).

Windows

2002-09-17T22:23:00.001-04:00

Lewin aluminium windows were the preferred choice...
(9/17/02) LK/BB met with BW/LW: installation should not cause an enormous mess within each unit; based on meeting Trustees decided to select 8000 series windows with ultra lift balances only on the bottom sashes with full screens and a colonial profile panning which
will be factory installed...MA will take a survey of owners to see how many are interested in replacing their windows now. MA to investigate the exact price of the panning with BW ($60 vs. $75/$85).

(10/22/02) Panning costs be confirmed after trial installation. Trial installation to be completed this fall.

Laundry

2002-08-27T22:26:00.001-04:00

(8/27/02) New flooring in 111 laundry room installed. During installation the door frame had to be removed, when it was reinstalled some of the wood trim was left broken and the door no longer hangs on its hinges. MA to contact Automatic Laundry to rectify this situation.

(10/22/02) Same.

Wireless Internet Access

2002-07-16T22:33:00.001-04:00

(7/16/02) TJ to investigate what is involved in providing the building with wireless internet access.

(8/27/02) TJ met with Access Speed Wireless (ASW) regarding wireless service. ASW is
interested in entering the residential wireless market, as a result they would be willing to install an antenna on the roof of one of the building’s stair towers free of charge. Service provided through this antenna would be significantly faster than DSL. TJ to discuss with ASW terms of contract including monthly service costs, monetary agreement re: placement of local service antenna on our roof, and cost/requirements of hardware/software for each user of this
service.

(10/22/02) On hold until ASW merger is complete.

Front Steps

2002-07-16T22:09:00.001-04:00

(7/16/02) New cleaner had no effect. MA to get other bids from masons regarding cleaning of terrazzo/cast stone portico.

(8/27/02) MA to get other bids by Sept. mtg.

(9/17/02) MA has one bid and will request a test area to establish which of the proposed cleaning agents will work (so that we can view the success of this method prior to committing to clean both porticos).

(10/22/02) Contractor tried power washing test area, minimal difference apparent. Item on hold.

Condo Documents

2002-03-19T22:30:00.000-05:00

(3/19/02) A title examiner is reviewing all of the QCT documents to confirm that they in order and complete.

(8/27/02) Once title examiner has completed the audit to confirm that our documents are
in order and complete, MA to make a clean copy of the documents for future reproduction.

(10/22/02) Same.

Refinishing of Exterior Entry Doors

2001-11-29T22:15:00.005-05:00

(11/29/01) BB requested a bid for sanding and refinishing the doors in place to compare to bid (remove and refinish off-site, $2,700)...

(3/19/02) Work on hold until front entry porticos are cleaned.

(8/27/02) Door refinishing to be completed in October (weather related timeline). MA to
schedule.

(10/22/02) MA to schedule work for this month.

(11/19/02) Window of weather opportunity has been missed. MA to schedule work for early
spring.

(03/16/2010) Polishing the front doors (note that this is not the same as restoring the lobby) has been put on hold due to low cash flow. Modica has previously received several bids for this work. One high end bid was for ~$3600 per door; another bid from Summer Painting was ~$850 per door.

(04/20/2010) On hold.

(08/17/2010) MA recieved bids for sanding and refinishing the front entrance doors. Corinne pulled out bids from last year, and both companies would honor the prices. (Vogt & Company - $7600 total, and Crescent Painitng—3rd bid. $3500 total.) The board eliminated Summer Painting. DM will talk to Vogt & Company(the high end bid), and MA will talk to Crescent.