(07/15/08) We need to find a new place to host our meeting minutes on the internet. The current site is not owned by any of the trustees, and we need to find an alternative. YC to explore using a free blogging host for posting our minutes.
(08/19/08) YC to email the board the blog URL for feedback on content and usability.
(09/16/2008) The board has approved the site. YC will port all the old meeting minutes onto the site, so that the old website can be dismantled. Item Complete.
Tuesday, July 15, 2008
Tuesday, June 24, 2008
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.
Corinne Getchell Modica Associates MA
Yelena Chigirinskaya Trustee, Queensberry Condominium Trust YC
Douglas McClennen Trustee, Queensberry Condominium Trust DM
Bill Gentz Trustee, Queensberry Condominium Trust BG
Distribute to:
Kristen Lipstreuer Trustee, Queensberry Condominium Trust KL
David Sherf Trustee, Queensberry Condominium Trust DS
107 Mail Room For general information
111 Mail Room For general information
Structural Needs Assessment Report
The board agreed on the color of the mortar to be used. C&P started working on Saturdays. MA to work with Noblin to revise the specs to account for windows panning. MA to ask Noblin to determine how the panning is going to be attached. C&P has been paid 10% at signing the contract for the masonry and 30% when they started the work. The expense will show up on June finance report.
Second Means of Egress
MA met with Logan Grate again, and provided him with a photo of the kind of grid the board approved to be installed. The garden level unit windows facing Queensberry Street currently do not have any grates, while the ones facing Jersey St. do. MA to work with Logan Grate to get the cost estimate for grid replacement.
Inner Courtyard Cleanup
Item Complete.
Damanged Bollards by the Dumpsters
The bollards have been straightened out but not reinforced. David M. will work with C&P to see if they can be reinforced with concrete.
Window Replacement
9 owners have signed up for window replacement. Windows have been measured in all but one unit (key issue with the unit). The exact estimates will come in once all windows have been measured.
107 Laundry Room Floor
The laundry room sub-floor in 107 Jersey Street has been rotting and is now uneven, causing the washing machines often to become unbalanced and fail to finish their cycle. MA to investigate if a board can be put under the machines to temporarily fix the problem.
Cash Reserve Interest on Monthly Financial Report
DM suggested to modify the monthly financial statements such that they show any interest made on the cash reserve. The numbers are available. MA to ask the bookkeeper to put the numbers on our monthly statements.
These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.
107 Laundry Room Floor
(06/24/08) The laundry room sub-floor in 107 Jersey Street has been rotting and is now uneven, causing the washing machines often to become unbalanced and fail to finish their cycle. MA to investigate if a board can be put under the machines to temporarily fix the problem.
(07/15/08) MA contacted the laundry machine company. Since our contract is up for renewal soon, MA will meet with the company in August to discuss terms of the contract renewal, including fixing the floor.
(08/19/08) Same.
(09/16/2008) Same.
(11/18/2008) Same.
(01/20/2009) Proposal by DM to motion at owners meeting that we consider reconfiguring entire space including storage locker area and boiler room to be more efficient. Including replacing current inefficient gas systems. Will ask owners for feed back on whether to hire engineer to make proposal.
(03/17/2009) ALS (Automatic Laudry Services) came and looked at the floor. ALS will give us $750 to fix the floor. When the floor is removed, we will need to investigate the drain pipes underneath to see if larger pipes have to be installed.Our contract with ALS does not expire until 2014. Laundry breakdown: 55% to ALS, 45% to QCT.
(05/19/2009) MA is continuing to negotiate with ALS (Automatic Laundry Services). $750 that ALS has agreed to give to the association to fix the floor is not enough. MA will ask ALS if ALS knows anyone who would do that kind of work for only $750, or try to negotiate a larger amount. When the floor is removed, the plumbing underneath needs to be investigated. It is possible that the smell in 107 is caused by drain water backing up. One suggested solution is to install a backflow preventor.
(06/16/2009) Modica to get bids for new floor and investigate installation of back flow valve.
(08/18/2009) Carpenter (Vogt & Company) did a proposal and submitted to MA, with the cost of $7600. The proposal includes carpentry, but does not include tiling, removing and reinstalling the washing machines. The laundry company will have to do the removal and reinstallation of the machines. The laundry company will not give the association more than $700-800. The estimate is approximately $52.77/sq. foot (based on 8x18 ft area).Doug proposes to just fix the floor, and put down rolled goods. Currently the floor is a potential tripping hazard.MA to ask the carpenter to price items 1-3 on the proposal, without preparing the floor for tiling (described in item 2), without new cabinets or counters, and without painting.When the floor is lifted, it is likely that they will find rot in the joices. Joices will have to be replaced. This work would not be included in the estimate.
(09/15/2009) Vogt & Company (the carpentor/vendor whose proposal the association is considering) warns that roll-out/linoleum type floor is pourous, and if there are leaks, the floor maybe severely damaged or destroyed. The carpenter discussed the issue with Dave Modica, and both recommend installing tiled floor. DM estimates that the price difference between tile and linoleum may be over $1000, and the linoleum floor should last for several years. MA to get an estimate on both tile floor and linoleum floor to see what the actual cost may be and what the actual difference in price is. Plumbing is to be inspected when the floor is removed. DM requests that the material to be used for the subfloor is specified in the proposal.
(2010, March update since 09/2009) The board and MA exchanged many emails about what the specs for the work should include, and what a reasonable price for the work might be relative to what a contractor is proposing. The latest info to be discussed during the next trustees' meeting.
(03/16/2010) We had bids from multiple places: Vogt & Company (wood floor), and Capuccio Construction (bid for mud floor after we provided the spec, recommended by Dave Modica).Capuccio Construction bid included adding a layer of concrete onto the foundation, tile on top of that (as opposed to laying tile on an elevated floor), as well as removing the wall behind the washing machine, and replacing it with a water resistant green dry wall. When the wall is removed, Dave Modica and the plumber will inspect the plumbing and electrical hook ups behind that wall.MA to request a reference for Capuccio before the next meeting.
(04/20/2010) On hold until the smoke test is done.
(05/18/2010) Same.
(06/15/2010) Same.
(07/20/2010) Same.
(08/17/2010) The board discussed possible ways to repair the floor: pouring the slab on grade vs floating slab.
The board needs the following questions answered before deciding on the "slab on grade" floor:
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.]
(07/15/08) MA contacted the laundry machine company. Since our contract is up for renewal soon, MA will meet with the company in August to discuss terms of the contract renewal, including fixing the floor.
(08/19/08) Same.
(09/16/2008) Same.
(11/18/2008) Same.
(01/20/2009) Proposal by DM to motion at owners meeting that we consider reconfiguring entire space including storage locker area and boiler room to be more efficient. Including replacing current inefficient gas systems. Will ask owners for feed back on whether to hire engineer to make proposal.
(03/17/2009) ALS (Automatic Laudry Services) came and looked at the floor. ALS will give us $750 to fix the floor. When the floor is removed, we will need to investigate the drain pipes underneath to see if larger pipes have to be installed.Our contract with ALS does not expire until 2014. Laundry breakdown: 55% to ALS, 45% to QCT.
(05/19/2009) MA is continuing to negotiate with ALS (Automatic Laundry Services). $750 that ALS has agreed to give to the association to fix the floor is not enough. MA will ask ALS if ALS knows anyone who would do that kind of work for only $750, or try to negotiate a larger amount. When the floor is removed, the plumbing underneath needs to be investigated. It is possible that the smell in 107 is caused by drain water backing up. One suggested solution is to install a backflow preventor.
(06/16/2009) Modica to get bids for new floor and investigate installation of back flow valve.
(08/18/2009) Carpenter (Vogt & Company) did a proposal and submitted to MA, with the cost of $7600. The proposal includes carpentry, but does not include tiling, removing and reinstalling the washing machines. The laundry company will have to do the removal and reinstallation of the machines. The laundry company will not give the association more than $700-800. The estimate is approximately $52.77/sq. foot (based on 8x18 ft area).Doug proposes to just fix the floor, and put down rolled goods. Currently the floor is a potential tripping hazard.MA to ask the carpenter to price items 1-3 on the proposal, without preparing the floor for tiling (described in item 2), without new cabinets or counters, and without painting.When the floor is lifted, it is likely that they will find rot in the joices. Joices will have to be replaced. This work would not be included in the estimate.
(09/15/2009) Vogt & Company (the carpentor/vendor whose proposal the association is considering) warns that roll-out/linoleum type floor is pourous, and if there are leaks, the floor maybe severely damaged or destroyed. The carpenter discussed the issue with Dave Modica, and both recommend installing tiled floor. DM estimates that the price difference between tile and linoleum may be over $1000, and the linoleum floor should last for several years. MA to get an estimate on both tile floor and linoleum floor to see what the actual cost may be and what the actual difference in price is. Plumbing is to be inspected when the floor is removed. DM requests that the material to be used for the subfloor is specified in the proposal.
(2010, March update since 09/2009) The board and MA exchanged many emails about what the specs for the work should include, and what a reasonable price for the work might be relative to what a contractor is proposing. The latest info to be discussed during the next trustees' meeting.
(03/16/2010) We had bids from multiple places: Vogt & Company (wood floor), and Capuccio Construction (bid for mud floor after we provided the spec, recommended by Dave Modica).Capuccio Construction bid included adding a layer of concrete onto the foundation, tile on top of that (as opposed to laying tile on an elevated floor), as well as removing the wall behind the washing machine, and replacing it with a water resistant green dry wall. When the wall is removed, Dave Modica and the plumber will inspect the plumbing and electrical hook ups behind that wall.MA to request a reference for Capuccio before the next meeting.
(04/20/2010) On hold until the smoke test is done.
(05/18/2010) Same.
(06/15/2010) Same.
(07/20/2010) Same.
(08/17/2010) The board discussed possible ways to repair the floor: pouring the slab on grade vs floating slab.
- Floating slab—is lifted on joists above the soil, creating a "gap" between the ground and the floor.
- Slab on grade—is poured down against the soil, thus sealing the so called "gap".
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?
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.]
Cash Reserve Interest on Monthly Financial Report
(06/24/08) DM suggested to modify the monthly financial statements such that they show any interest made on the cash reserve. The numbers are available. MA to ask the bookkeeper to put the numbers on our monthly statements.
(07/15/08) Bookkeeper has been notified, and the numbers should show up in our July financial statement.
(08/19/08) From now on, a copy of the cash reserve bank statement will be included in the monthly financial report. Item Complete.
(07/15/08) Bookkeeper has been notified, and the numbers should show up in our July financial statement.
(08/19/08) From now on, a copy of the cash reserve bank statement will be included in the monthly financial report. Item Complete.
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.
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