Tuesday, May 20, 2008
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.
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
(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.
(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.
Monday, April 28, 2008
Legal Consultation
(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.
Bad Smell in 107
(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
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.
(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
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
(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.
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