Minutes of the Trustee Meeting

Queensberry Condominium Trust

March 11, 2013

Pursuant to the Article V.  Section 5.9 of the By-Laws of Queensberry Condominium Trust,  a special meeting in lieu of the annual meeting of unit owners was held on Monday,  March 11,  2013, at 7:00PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Ning Hernandez 111-05, Sheryl Kelly 111-19, Jeff Schwarz  111-17 and Michael Grappo 107-4 & 107-8, Trustees

Sarah Park  106-6, Max Compagnon  107-11 (proxy Michael Grappo), Michael Vounatsos  107-9 & 107-15 (Proxy Sheryl Kelly)  Robert Mersereau 111-12, Ria Jauw 111-14 , & Richard Bettano 111-15, Unit Owners

Pamela Pendias,  Modica Associates 

23.74%  of the beneficial interest was present either in person or by proxy.   Since a quorum was not present no formal business could be conducted.  An informational meeting was held for those owners who were present.

Pam  called the meeting  to order at 7:10 PM.  

OLD BUSINESS  

Owners were furnished with the balance sheet as of December 31, 2012,  reflecting $5,577 in the operating account and $59,373  in the reserve (savings) account.    At Year End the association was current with all operating bills and with the exception of one owner, everyone is current with their condo fees.

For the most part the budget was accurate and condominium fee revenues  are sufficient to meet operating expenses.    Line items that were significantly over budget include oil and capital repairs .   The building converted to gas last year so the line item for oil was eliminated in the operating budget for 2012.   However the association paid for December oil deliveries in January resulting in an overage of $9,409.   The other item that exceeded budget was capital repairs,$81,355,  since nothing was budgeted for this line item.    The association made two notable capital improvements to the building last year;  the courtyard at the rear of the property was replaced and new drainage installed  to eliminate standing water and the wrought iron  railing running along the perimeter of the property was replaced.   Both projects cost $15,100  each for a total of $30,200. 

The association had two insurance losses last year.   In January 2012 one of the heating boilers cracked.    A claim was filed under the master policy for the building to help defray the cost of furnishing and installing a new heating boiler $30,000.    There is a $15,000 deductible under the master policy,    There was also an insurance claim filed in June 2012 when  two different pipe  breaks were discovered  under the floor of 111-20A.    While insurance does not cover the cost of repairing the lines, it does cover the cost of cosmetic repairs in the unit, replacing carpet  and floors that needed to be removed in order to access the two breaks in the pipe under the floor.     Other capital expenses include  $22,200, final payment to the contractor for  replacing roof in 2011 and lining the chimney $2,650 associated with the converting the building from oil to gas heating.    

NEW BUSINESS

Along with the year end figures owners were furnished with a new operating budget for F/Y 2013, which for the most part remains the same with no increase in condo fees.     Owners were furnished with a balance sheet as of February

28, 2013 along with copies of the bank reconciliation and bank statements reflecting $5,340 in the operating

Minutes of the Annual Meeting

3-11-13

Page Two

 (checking) account and $62,088 in the reserve (savings) account.

At the end of February, the association has a net loss of $237.   Items over budget at this time include gas, and snow removal which will even out as the year progresses.    The financial statements are done on a cash and not accrual basis.

The next item of business was the election of five trustees to serve a one-year term.    The incumbent trustees all indicated that they would be seeking re-election.    Pam stated that she had heard from no other unit owner wishing to serve as a trustee.     The incumbent trustees were all re-elected by acclamation by those unit owners present.

OTHER BUSINESS

Pam noted that more often than not, the gates behind the rear of the property are left ajar.   Sara Park stated that tenants in the basement prop the rear doors and gate to the courtyard open to allow guests access for weekend parties and smoking in the courtyard.    The courtyard is a common area and smoking is not permitted in the common areas, hallways, stairwells, etc.   Sheryl Kelly suggested that Modica obtain a proposal for furnishing and installing door closers on all (3) gates as residents are not closing them.   Sheryl did note a problem with the gate at 107 Jersey Street not latching.   Pam stated she would look into it and have it repaired.    

Richard Bettano suggested the name of a local landscaper the association may wish to consider using this year to spruce up curb appeal.    Pam said she would call, Peggy Prentice at Green Pea Gardens for an estimate.  

Pam was informed that a new tenant moved into 111-16 recently.    Unfortunately investor owners often times neglect to inform management when there is a change in occupancy in their respective units.    Sheryl suggested that Modica draft a letter for new tenants informing them of the building rules governing trash, quiet hours, monthly pest control, removal of A/C’s and need to register bikes.     Pam to contact the owner of 111-16, get the name of the tenant ane charge the owner the requisite $150 move-in fee.     The only real control Modica has is when new residents call requesting to be listed on the directory located in the foyer of each building.  

Someone asked about the pipes in the courtyard.   Pam stated that they were kept for the insurance company so they could see the damage associated with the corroded steam pipes resulting in the most recent insurance loss for the association.   

Sheryl had questions about the costs associated with snow removal and did not see any consistency in the billing.   Pam stated that there were up charges for removing snow on weekends and holidays but will send Sheryl and all board members a copy of the snow removal services that Modica has been providing at the building.

Robert  Mersereau asked if something could be done about the ponding water on the sidewalk at the entrance to the courtyard suggesting that the drain should be checked in that area.   Modica will arrange for this.

There being no further business, the meeting adjourned at  7:50 PM. 

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

October 22, 2012

 

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,  October  22,  2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

 

Those Present:  Michael Grappo, Ning Hernandez and Jeff Schwarz , Trustees

Sheryl Kelly called in to the meeting

David Sherf was not Present

Pamela Pendias , Modica Associates 

 

The meeting was called to order at 6:35 PM.  

 

FINANCIAL REVIEW

 

The September financial report was sent out electronically in advance of the meeting.  The balance sheet as of September reflects $29,113 in the operating account and $43,104 in reserves.    The association has collected $600 in fines (trash left in common area) and $2,150 in move-in fees this year.   Jeff asked what the $6,000 capital expense was for the month.   Pam replied that it represented the requisite deposit paid to Nino’s Iron Works for material associated with fabricating the wrought iron fence.   Sheryl asked when the fence was going to be installed.    Pam stated that she checked with Nino who advised that it should be ready in 3-4 weeks.   Jeff inquired about the invoice for EZ Disposal Service.  Pam said it was for bulk pick up associated with the moves on September 1^st , 2012.   There were two pick ups Saturday, September 1^st and Monday, September 3^rd, 2012.   Michael noted that move-in fees collected covered this cost. 

 

OLD BUSINESS  

 

Touch up painting will take place shortly.   Painters have been busy working outside since weather permits but needs to get done, especially work in the basement of 107 where molding is missing.    

 

Pam suggested having the carpets cleaned,   Consensus of the trustees was that the carpet did not look dirty and to hold off until spring.

 

NEW BUSINESS

 

The work in the rear courtyard has now been completed.    Everyone is pleased with the appearance and believes it is a great enhancement to the property.    The fence should probably be painted in the spring that runs along the courtyard between the two buildings. 

 

The wrought Iron Railing is being fabricated and will be installed in the next 3-4 weeks.

 

Ning asked about RCN.   Pam stated that she had met RCN at the building and would inquire as to the status of when residents could begin to avail themselves of the service. 

 

 

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10-22-12

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One month of double condo fees is being collected this month, to defray the cost of the two capital projects, courtyard drainage and replacement and wrought iron railing to cost a total of  $30,200. 

 

Ning asked about the budget Pam had drafted for next year.   Pam said she would up-date the “draft” budget with month end figures from October for the board to review and approve at the meeting next month. 

 

MISCELLANEOUS OTHER BUSINESS

 

Sheryl noted that the area around the dumpsters was very dirty with lots of trash on the ground and that they did not have covers.   There are (3) three (2) CY dumpsters that have covers on two sides.   One dumpster has covers on both sides, two of the dumpsters are missing a cover on one side.    This has been talked about before – replacing a cover will cost about $400 and is not cost effective.   A new dumpster costs approximately $1,800.    Pam suggested that over the weekend, more people are at home and perhaps cleaning up their apartments taking out trash etc.    The trustees will monitor the area.

 

Sheryl suggested that new “water hog” entrance mats should be purchased for the front foyers of the building.   The trustees agreed to purchase two (2) black “water hog” mats.   Michael suggested 3’ X 5” so they wouldn’t get hung up on the front door that swings in.  

 

Sheryl asked about the A/C Memo.    Pam said it was posted at the building and would go under all the doors this week.  

 

Sheryl stated that the area underneath the windows in her livingroom is moist and that the entire wall will need to be replaced.    Pam met with the Mason and Jeff in his unit a few weeks ago and that the mason caulked around all the windows in Jeff’s unit.    The exterior façade of the building is in tact and the mason was certain not allowing moisture infiltration.   Pam suggested that the mason check Sheryl’s unit.   Michael suggested that Sheryl remove the wall, since it needs to be replaced anyway, and monitor the area.   There could be residual moisture trapped within the bricks which has been evidenced by efflorescence on brick walls seen in other units.    

 

There being no further business, the meeting adjourned at 7:20PM. 

 

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

July 16, 2012

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,  July 16,  2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Ning Hernandez, and Jeff Schwarz , Trustees

Sheryl Kelly via telephone conference

Michael Grappo and David Sherf were not Present

Pamela Pendias , Modica Associates 

The meeting was called to order at 6:40 PM.  

FINANCIAL REVIEW

The June  financial report was sent out electronically on Friday, July 13^th, 2012.    Neither Jeff nor Sheryl re-called seeing it – although Ning said she reviewed it briefly.    Pam will send out the report again tomorrow.    The balance sheet at the end of June reflected $16,794  in the operating account and $43,099 in reserves.

NEW BUSINESS

The first order of business was the resolution of the pipe breaks underneath 111 Jersey Street 20-A.   There were two (2) different breaks in the pipes located below this unit.    The owner of the unit, directed Modica Associates to open up the floor of the 2^nd bedroom of the unit where the first break was found.    The original video camera of the line indicated a break in the line under the toilet in the bathroom which is where the sewer flies were found.    However the unit owner thought the video was inconclusive.    On Monday, June 4^th, Modica had a crew open and jack hammer the concrete where a broken pipe was found.   The repair was made, the unit put back together, carpet replaced, unit deodorized,   sanitized and treated with an anti-microbial disinfectant.    The work was completed and the girls were told they could move back in to the unit on Friday June 8^th.     Tuesday, June 12^th, the unit was treated for flies.   On Wednesday, June 13^th, Modica had John’s Sewer revisit the property to video camera the lines.  Paul,  Modica’s plumber,  was also present during this visit and confirmed that there was a pipe broken under the toilet of the unit.   After making arrangements with the girls, on Monday, July 18^th, Modica’s  plumber opened up the floor of the bedroom, that backs up to the toilet  and  exposed the broken pipe below the floor.    The pipe was repaired, floor replaced, bedroom painted and the unit was made habitable again by the afternoon of Thursday, June 21 ^st, 2012. 

 

The girls in 111-20A are seeking to be compensated for rent, food and cleaning supplies as a result of their having to relocate to accommodate the repairs.    The trustees do not want to set a precedent of offering to reimburse them since they have not filed a claim under their homeowner’s insurance policy. Sheryl’s unit sustained water damage prior to the roof being replaced and did not look to the association for compensation.   They should look to their landlord for compensation. 

The association filed a claim for damage with the master insurance policy and received compensation to help defray the costs of making the necessary repairs.   

 

Pam suggested, and the board agreed, that replacing the rear courtyard, drainage work  and removal of the planters that is allowing moisture to seep through the brick wall in the living room of 111-20-A  should be prioritized.    The trustees voted to   accept the revised proposal from Cappuccio Construction for the sum of $15,100 to include the removal of the planters.    The trustees are also entertaining replacing the wrought

iron fence around the perimeter of the building.    Nino’s revised their bid to include changing the design to $15,100 for a total of $30,200 to complete both projects.     Replacing the fence around the perimeter will be deferred until fall.   The trustees will discuss a possible assessment of one month of double condo fees to defray the cost in order to complete both projects this year.

OLD BUSINESS  

Jeff stated that he had a contractor in his unit regarding the moisture infiltration who was of the opinion that the windows were not a contributing factor.     Jeff is awaiting a proposal to paint and repair the walls.

Touch up paint building 107 and wall/carpentry repairs in basement of 107.   The trustees opted to defer this until September after the moving season is over.

Sheryl had company over the weekend who suggested a carpentry repair to the front door to allow it to close.   The guest stated that that too many screws have been placed in the door and that sections of new wood need to be cut out and re-glued to reinforce it so it will close properly.    The North Bennet Street School was suggested as a possible source.    Pam stated that this is a “trade school” and that most likely the students would not have insurance.    Pam to contact a contractor who bid to replace the doors last year for a proposal.

There being no further business, the meeting adjourned at 7:30PM. 

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Minutes of the Trustee Meeting
Queensberry Condominium Trust
May 21,  2012

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,  May 21,  2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Michael Grappo, Ning Hernandez, Sheryl Kelly and Jeff Schwarz , Trustees
David Sherf was not Present
Pamela Pendias , Modica Associates

The meeting was called to order at 6:40 PM.  

FINANCIAL REVIEW

An electronic version of the monthly financial report for April had been e-mailed to the trustees along with copies of all paid bills.    The balance sheet at the end of April  reflected $11,572 in the operating account and $43,021 in reserves.    Jeff asked what the $187 charge for landscaping was for.   A review of the expense distribution report reflected that the expense was a reimbursement to Sheryl for the urns and planters she had purchased to be placed outside the front door of each building.   Jeff asked about the $245 charge for office supplies and expenses.   Pam replied that this was Modica’s administrative charge for postage, photocopies, scans and faxes associated with the building during the month.   Modica has one machine that requires a code for each property that tracks the number of photo copies, scans and faxes.   The postage meter also tracks costs per building.   Michael stated that many properties charge for each and every time a notice or memo is delivered and posted to a property.    Modica does not follow this practice.   Michael went on to say that he has worked with several management companies and does not find any Modica charges to be unreasonable.  Jeff  further had a question on the electrical line item of the expense distribution report where there was a charge of  $1,980 and then a credit to offset the charge.   Pam stated that it was most likely a bill that had been posted in error and then reversed.      

Pam informed the trustees  that at the end of April 2011, the association incurred costs of $28,875  for oil and gas as compared with this year total costs of $19,480  representing an overall savings of $9,395 as a result of the conversion.   The association has a net profit of $11,448 for the first four months of the fiscal year and is current with all operating bills.

OLD BUSINESS  

The first item of business was the status of moisture infiltration in 111-19 and 17.    Sheryl and Jeff for the benefit of Michael explained that during the roof replacement project last year their respective units sustained moisture infiltration prior to the roof installation being complete.   The contractor, Eagle Rivet , denied any responsibility.   The relationship between the contractor and the association was strained at best due to the duration of the project.   David Modica had taken moisture readings in both units.   Sheryl indicated that she believes her unit has not sustained any additional moisture and has dried out.   Jeff is not so sure.   David Modica suggested that the problem may be the older windows in this unit.   Michael suggested that as a test, to replace one window to see if there is any noticeable difference.  

Touch up paint building 107 and wall/carpentry repairs in basement of 107.    Michael suggesting obtaining estimates prior to proceeding.  


Minutes of the Trustee Meeting
5-21-12
Page Two

NEW BUSINESS

Pam had prepared the paperwork for the new trustees for recording at the registry.    Everyone present signed. Arrangements will be made to obtain David Sherf’’s signature.

Sheryl Kelly executed the Service Agreement,  Facilities Easement and Compensation Agreement with Comcast on behalf of the Condominium Trust.   The association will be receiving the sum of $5,160 within (45) days after the execution of these agreements by both parties.

At last months meeting, the trustees reviewed the proposals that Pam had obtained for repairs/replacing the wrought iron railing around the perimeter of the property.   Logan Grate submitted an estimate to repair the railing for $5,500.  Nino’s Iron works submitted an estimate for repairing the railing  $4,500, and providing a new railing $13,100.    Michael obtained an estimate from Designer Fence to remove the old railing and replace with a new railing for the sum of $33,797.50 and another proposal from JC Sosa for fabrication and installation  $17,000 plus galvanization $6,000 for a total of $23,000.    The trustees were very interested in Nino’s bid to replace the railing with a new one.   Michael suggested setting up a meeting with Nino to obtain information of what the fence would look like, and ensure that  the bid included removal of the old fence, how would the new fence be installed,  etc.    The trustees felt that $13,000 expenditure was possible for the association to undertake this year.    Everyone agreed that the existing railing is beyond repair but wanted to be sure their were no hidden costs.  

Pam obtained a bid from B & M Restoration & Contracting for digging out the existing concrete in the courtyard, re-grading and pouring a new concrete patio for the sum of $17,900.   Since last month two more bids were obtained – R.L. Goldman, $27,200 and Cappuccio Construction for the sum of $12,580.   Cappuccio was the contractor who renovated the laundry room in building 107 last year.    Ning stated that she has been a proponent of making repairs to the courtyard for the last two years but something always seemed to take priority.    The trustees will review the feasibility of doing both projects this year if it is possible.  

The last item on the agenda was the elusive odor in building 111.   Originally it was thought to be coming from the recycling containers.   They were subsequently washed, deodorized and placed outside.     The odor still has continued off and on.    The fear is that there could be a cracked drain line under ground allowing sewer gases to escape which can be very costly to repair.    David Modica is working with Boston Water & Sewer and Paul,  Modica’s plumber,  has been investigating the source.     A solution to this must be found prior to undertaking any capital projects.  

There being no further business, the meeting adjourned at 7:35PM.

Respectfully submitted by:
Pamela Pendias
Modica Associates
For the Recording Secretary
Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

April 23,  2012

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,  April 23,  2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Ning Hernandez, Sheryl Kelly and Jeff Schwarz , Trustees
Pamela Pendias , Modica Associates  

The meeting was called to order at 6:40 PM.   

FINANCIAL REVIEW

An electronic version of the monthly financial report for March had been e-mailed to the trustees along with copies of all paid bills.    The balance sheet at the end of March  reflected $6,369 in the operating account and $45,588 in reserves.    Ning asked if the pest control company sent in an adjustment for the over payment.   Pam stated that all invoices for pest control had been put on hold – the March financial reflected no charges for pest control.  Jeff asked what the monthly charge for pest control should be.   Pam stated that she would check and follow up with an e-mail and/or send Jeff the contract.   Sheryl questioned the charge for snow removal – specifically the charge for ice melt in the amount of $74.25 for an ice storm on March 2nd.    Pam stated that the ice melt charge was for applying  ice melt on the sidewalks.   Sheryl stated that she thought that she had been told that the $225  charge the association paid last year was for ice melt for the entire year.   Pam stated that was true – but for the buckets of ice melt that are left at the entrances to the building for residents to use on the stairs as necessary.    Modica keeps the buckets full of ice melt throughout the winter months at no additional charge to the building.    Ice melt that is applied during snow fall/ ice events is at additional cost as is snow removal.    Sheryl questioned the cost of the electrician’s invoice, $266, for replacing a light fixture and globes.   Pam responded by saying that the electrician needed to visit the building to see match the globes that needed to be replaced, go out and purchase the material and return to the building to install.   Furthermore any vendor that Modica uses is licensed and insured.   

Pam informed the trustees  that at the end of March, 2011, the association incurred costs of $23,741  for oil and gas as compared with this year total costs of $17,113  representing an overall savings of $6,628 as a result of the conversion.     Although it has been a mild winter compared with 2011 it still represents significant savings.   Sheryl asked about the oil payment of $2,909 in March.   A review of the invoices reflected that the payment was for an oil delivery received January 7th, 2012.   The association has a net profit of $6,245 for the first quarter of the fiscal year and is current with all operating bills.   Ning asked about aging receivables  (3) owners are behind in their fees but are making monthly payments.

OLD BUSINESS   

The first item of business was the status of Eagle Rivet.    A big thank you to David  Sherf for successfully negotiating a settlement with Eagle Rivet.    Arthur Dias signed the settlement agreement accepting a check in the amount  of $2,500  as full and final payment for the roofing work.    

Neither Sheryl nor Jeff had any further issues of moisture infiltration in their units.

The door sweep on the front door at 107 Jersey has now been installed

Painting the common areas has yet to be done in building 107.

Minutes of the Trustee Meeting
4-23-12
Page Two

Sheryl asked about the status of the laundry equipment – contract.   The board did not wish to extend the contract and defective machines have been repaired or replaced.

NEW BUSINESS

Pam had prepared the paperwork for the new trustee for recording at the registry.    Since not all board members were present, this will be signed next month.

The wrought iron railing around the perimeter of the property is in dire need of repair.   Pam had obtained an estimate last fall from Logan grate to repair it for $5,500.    Pam obtained (2) proposals from Nino’s Iron works – 1) to repair 200 lineal feet of railings $4,500, 2) for furnishing and installing a new railing $13,100.    Pam obtained a 3rd proposal from Eliot Iron Works.   Their proposal to repair the existing railing was $16,500-$18,000.   Their estimate to replace the railing was $130,000.     The trustees were very interested in Nino’s bid to replace the railing with a new one.   Pam to get the particulars, find out would it would look like – would they replicate the existing fence, etc.

Pam obtained a bid from B & M Restoration & Contracting for digging out the existing concrete in the courtyard, re-grading and pouring a new concrete patio for the sum of $17,900.   There is no inexpensive way to alleviate the ponding water due to the pitch of the existing courtyard.    The job is also labor intensive since there is no access to bring any large machinery out back.    The old concrete would need to be carted out by hand.    Pam has had several contractors look at it and will obtain additional estimates.

The next item on the agenda were the agreements from Comcast.  A Facilities Easement Agreement, Services Agreement and Compensation Agreement.   Comcast would be willing to pay the association the sum of $5,160 within (45) days after receiving executed agreements  in exchange for the association allowing Comcast to keep and maintain their equipment in the building for ten years.   .   Sheryl stated that she recalled David Sherf saying this was a “no-brainer”.  Pam to get the agreements to David Sherf for his review and recommendation.

Sheryl noted a musty odor on the first floor of building 111.    Modica will look into this.    

There being no further business, the meeting adjourned at 7:20PM.  

Respectfully submitted by:
Pamela Pendias
Modica Associates
For the Recording Secretary
Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

March 19, 2012

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, March 19, 2012, 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 conference

Pamela Pendias , Modica Associates

The meeting was called to order at 6:40 PM.

OLD BUSINESS

The first item of business was the status of Eagle Rivet. The association issued final payment to Eagle last month, less $4.500 as negotiated with the President of Eagle Rivet and David Sherf. Eagle Rivet is now seeking payment of the $4,500 the association withheld due to the lengthy duration of the project. The trustees asked Pam to send an e-mail to David Sherf explaining that they wanted to settle the matter as soon as possible asking that David reiterate why he felt that a verbal agreement had merit which now Eagle is reneging on.

Jeff stated that he wanted to meet with David one last time regarding the moisture infiltration in his unit and review the moisture level readings prior to replacing windows. Sheryl stated that she too wanted to proceed with repairs to her unit. Jeff asked if Sheryl had cracks in the walls in her unit and she replied that she did not.

Pam informed the trustees that the door sweep has still not arrived for the front door at 107 Jersey and that it would be installed as soon as it was received. The sweep on the door at 111 has sufficiently worn down and is no longer binding preventing the door from closing.

An electronic version of the monthly financial report for February had been e-mailed to the trustees along with copies of all paid bills. The balance sheet at the end of February reflected $6,559 in the operating account and $45,584 in reserves. Jeff noted the $675 charge for pest control services and reference to (3) buildings. Pam stated that the bill must be in error – and would notify Heritage Pest to issue a credit. Pam reported that at the end of February, 2011, the association incurred costs of $17,900 for oil and gas as compared with this year total costs of $10,500 representing an overall savings of $7,400. Although it has been a mild winter compared with 2011 it still represents significant savings.

The association collected $16,762 from the insurance company under the boiler machinery section when the heating boiler failed. The association is current with all operating costs.

Sheryl stated she would like to purchase a concrete urn for the front of each building for flowers. There was some concern that they may get stolen or knocked over but the trustees agreed to try it provided the cost not exceed $100.

Pam asked the trustees about the railing around the perimeter of the property. It is badly rusted. Pam obtained one bid from Logan Grate last fall in the amount of $5,500. Pam will obtain other bids as well to discuss at the meeting next month.

Laundry equipment – Automatic Coin Laundry has confirmed that the leaking washer in 107 has been replaced. Pam made it clear to Jay Lizotte that the association was not interested in any further extensions to the laundry contract.

Minutes of the Trustee Meeting

3-19-12

Page Two

NEW BUSINESS

The overall condition of the courtyard was discussed. Pam stated that she did not believe there was a simple inexpensive fix. Sheryl suggested adding some gravel or crushed stone. Pam to check for options between now and the next board meeting.

Sheryl noted that the sconce in building 111 going to the second floor is missing a globe and the bulbs do not match. Pam will check and have this taken care of.

Ning asked about the woman who is leaving trash in the hallway of 107. Pam stated that she has contacted the manager of the unit on each occasion and has now levied a total of (4) $100 fines for leaving trash in the hallway. The trustees suggested posting a notice advising that trash should at no time left anywhere in the common area and should be taken out to the dumpster along the alley side of building 10. Any infractions will result in a $100 fine.

Pam asked the trustees what they were doing about a 5^th board member. The consensus was to put it to a vote of all unit owners and furnish a ballot with the names of the three candidates who expressed an interest in serving on the board.

There being no further business, the meeting adjourned at 7:30PM.

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

June 24 Meeting

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.

May 20 Meeting

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.

Inner Courtyard Cleanup

(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.