February 9, 2011, ("January") Meeting

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.

September 21, 2010, Meeting

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

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.

July 20, 2010, Meeting

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.

April 20, 2010, Meeting

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.

March 16 Meeting

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

(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.