Suggestion to install security cameras.
(05/19/2009) A system can cost anywhere between $4000 and $15000. Some of the variables are whether the system is digital; how an incident is handled; who would review the recordings. Once a system is installed the options are to sign up for a maintenance plan or to pay a fee to review the recordings when an incident occurs. Further investigation of cameras installation will be put on hold until the 107 laundry room floor issues are resolved.
(06/16/2009) Doug to investigate WiFi camera.
(08/18/2009) Doug did some investigation on the cameras, and found that the association can get 5 WiFi cameras for about $500. Anyone can access the cameras if he/she knows the IP address and the password. The ongoing cost would be electricity and IP address. This is not a high priority, so the item will be moved to the Long Term projects list. This project may be coupled with redoing the front doors.
Tuesday, March 17, 2009
Gas Furnaces
There are 2 different gas furnaces. They heat the basement units and the water for the building. Both are over 30 years old—over their life expectancy. They are serviced twice a year (beginning and end of the heating season). These can possibly be replaced with one large more efficient furnace.
Monday, March 2, 2009
February 24 - Annual Meeting Of Unit Owners
Financial Review (at close of January 2009)
- details will go out to the owners after the board reviews
2008 Year End Figures
- owners (Paul) request a revised/decipherable YTD Actual/YTD Budget that reflects 12 month totals (collected/spent/etc), not the 18 month project (How much expected to come in? How much actually came in, etc?)
Other questions on the financial statement:
- Transfer to Reserve-Assessment line --> confusing
- From Reserve
- Other Income
- Suggestion to separate out regular budget from the temp. fee increase and masonry costs
2009 Budget
- March is the last month of the temporary fee increase
- The condo fees go back to their original levels--no fee increase for 2009
- Q: Who pays for the water used by the laundry machines
A: The association does.
- Q: What kind of warranty (# of years) does Chicarelli provide on their work?
A: The information is in the spec--what kind of mortar was supposed to be used, etc.
- Bank Charges should be $0, because we switched banks
- Insurance was locked in for 3 years
- Q: When were the boilers replaced? Teddy thinks about 10 years ago. Doug thinks that information is noted on the boiler.
- Q: What is the breakup between water and sewer
A: Sewer is about twice as much as the water
- Q: What is the purpose of having a higher reserve
A: Emergency funds, guidelines for associations
- Q: What is the projected reserve total for the end of the project/temp. fee increase (end of March)? What is the projected reserve total for the end of 2009? What was the reserve prior to the temp. fee increase?
Masonry Project Review
- Engineer did a walk through, the board just received the report
- The report will go out to the owners with the minutes from this meeting
- From all the work that was done, we only had one add-on for $3600 (fire escapes)
Old Business
Window Grids on Garden Level Bedroom Windows have been fabricated and are ready for installation, weather permitting. Access to units will be required to ensure safety lock operates correctly. Cost is $3,150.00 installed.
New Business
- Heat
-- What happened with the heat in December?
-- Strange, that only one person complained
- 107 Laundry room floor
-- We are aware of the problem with the floor, and the laundry company is working with us to redo the floor
-- Q: Are dryer connections up to code?
-- The laundry company services the machines, but the management/association has to clean the dryer vents
- Drain in the courtyard in the wrong place, and the courtyard tends to flood
- Max noticed the 107 smell (107-11)
-- 107-7 owner also noticed the smell
- Max noticed an infestation of mice in his unit (107-11). He set out some traps, and the mice have gone away. If the problem reoccurs, Max will notify Modica for the unit to be treated.
- Need to add the TO DO list to the blog
Election of Trustees
Board Members Douglas McClennen, Helen Chigirinskaya, Bill Gentz, Kristen Lipstreuer and Dave Sherf have all volunteered to serve another one-year term. Modica did not receive any trustee nominations.
- Teddy volunteers to be a trustee
Operating : $ 444.94
Reserve: $56,077.90
A/P: $62,274.79 ($50K payable to Chicarelli & Pires and $12,274.79 to the Reserve Account)
- details will go out to the owners after the board reviews
2008 Year End Figures
- owners (Paul) request a revised/decipherable YTD Actual/YTD Budget that reflects 12 month totals (collected/spent/etc), not the 18 month project (How much expected to come in? How much actually came in, etc?)
Other questions on the financial statement:
- Transfer to Reserve-Assessment line --> confusing
- From Reserve
- Other Income
- Suggestion to separate out regular budget from the temp. fee increase and masonry costs
2009 Budget
- March is the last month of the temporary fee increase
- The condo fees go back to their original levels--no fee increase for 2009
- Q: Who pays for the water used by the laundry machines
A: The association does.
- Q: What kind of warranty (# of years) does Chicarelli provide on their work?
A: The information is in the spec--what kind of mortar was supposed to be used, etc.
- Bank Charges should be $0, because we switched banks
- Insurance was locked in for 3 years
- Q: When were the boilers replaced? Teddy thinks about 10 years ago. Doug thinks that information is noted on the boiler.
- Q: What is the breakup between water and sewer
A: Sewer is about twice as much as the water
- Q: What is the purpose of having a higher reserve
A: Emergency funds, guidelines for associations
- Q: What is the projected reserve total for the end of the project/temp. fee increase (end of March)? What is the projected reserve total for the end of 2009? What was the reserve prior to the temp. fee increase?
Masonry Project Review
- Engineer did a walk through, the board just received the report
- The report will go out to the owners with the minutes from this meeting
- From all the work that was done, we only had one add-on for $3600 (fire escapes)
Old Business
Window Grids on Garden Level Bedroom Windows have been fabricated and are ready for installation, weather permitting. Access to units will be required to ensure safety lock operates correctly. Cost is $3,150.00 installed.
New Business
- Heat
-- What happened with the heat in December?
-- Strange, that only one person complained
- 107 Laundry room floor
-- We are aware of the problem with the floor, and the laundry company is working with us to redo the floor
-- Q: Are dryer connections up to code?
-- The laundry company services the machines, but the management/association has to clean the dryer vents
- Drain in the courtyard in the wrong place, and the courtyard tends to flood
- Max noticed the 107 smell (107-11)
-- 107-7 owner also noticed the smell
- Max noticed an infestation of mice in his unit (107-11). He set out some traps, and the mice have gone away. If the problem reoccurs, Max will notify Modica for the unit to be treated.
- Need to add the TO DO list to the blog
Election of Trustees
Board Members Douglas McClennen, Helen Chigirinskaya, Bill Gentz, Kristen Lipstreuer and Dave Sherf have all volunteered to serve another one-year term. Modica did not receive any trustee nominations.
- Teddy volunteers to be a trustee
Wednesday, February 18, 2009
January 20 Meething
Attending:
2008 Finances
Corrine will have final numbers for Feb meeting. Bill asked for copies bank statements for the full year 2008.
Structural Needs Assessment Report
Nothing further on Lentil on exit at 111. Dave to meet with engineer Thursday Jan 22nd. Bill asked that engineer give his general impressions of the condition of the building.
Second Means of Egress
Grates are finished but Logan grate needs access to units to install. Corrine will schedule.
Damanged Bollards by the Dumpsters
Item Complete.
Window Replacement
Window Paining has been repaired. Waiting for Logan grate to reinstall.
107 Laundry Room Floor
Proposal by DM to motion at owners meeting that we consider reconfiguring entire space including storage locker area and boiler room to be more efficient. Including replacing current inefficient gas systems. Will ask owners for feed back on whether to hire engineer to make proposal.
Dead Tree in Front of 107
Same.
Bad Smell in 107
Smell still occurring occasionally. DM mentioned that ventilation in skylight is not working and needs to be addressed.
Issues in the Monthly Financial Statement
Item Complete.
Moped in the Courtyard
Removed. Item Complete.
Torn Carpet in the Basement
Corrine to call Braintree rug to look into replacing torn rug in basement.
Miscellaneous
Corinne Getchell (MA) --Modica Associates
Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
David Sherf (DS) --Trustee, Queensberry Condominium Trust
David Sherf (DS) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust
Distribute to:
Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust
Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information
111 Mail Room for general information
2008 Finances
Corrine will have final numbers for Feb meeting. Bill asked for copies bank statements for the full year 2008.
Structural Needs Assessment Report
Nothing further on Lentil on exit at 111. Dave to meet with engineer Thursday Jan 22nd. Bill asked that engineer give his general impressions of the condition of the building.
Second Means of Egress
Grates are finished but Logan grate needs access to units to install. Corrine will schedule.
Damanged Bollards by the Dumpsters
Item Complete.
Window Replacement
Window Paining has been repaired. Waiting for Logan grate to reinstall.
107 Laundry Room Floor
Proposal by DM to motion at owners meeting that we consider reconfiguring entire space including storage locker area and boiler room to be more efficient. Including replacing current inefficient gas systems. Will ask owners for feed back on whether to hire engineer to make proposal.
Dead Tree in Front of 107
Same.
Bad Smell in 107
Smell still occurring occasionally. DM mentioned that ventilation in skylight is not working and needs to be addressed.
Issues in the Monthly Financial Statement
Item Complete.
Moped in the Courtyard
Removed. Item Complete.
Torn Carpet in the Basement
Corrine to call Braintree rug to look into replacing torn rug in basement.
Miscellaneous
- DM sent email regarding installing security camera
- DM asked to have Feb Trustee meeting scheduled for 24th instead of 17th
These minutes are written to Douglas’s best recollection. Please notify her of any discrepancies immediately.
Tuesday, January 20, 2009
2008 Financials
(01/20/2009) Corrine will have final numbers for Feb meeting. Bill asked for copies bank statements for the full year 2008.
(03/17/2009) Bill is working with Modica's accountant to straighten out and simplify our financials. MA to send out the trustee ballots to the owners by mail (no quorum at the annual meeting), together with the financials in about two weeks.
(05/19/2009) Bill is working with Modica's accountant to reformat the monthly financial statements to make them easier to understand. Bill and Doug are also working to reorganize the financials for mailing out to the owners. So far the following problems have been identified: 1) balance sheets need to match the assets; 2) certain column items are superfluous and can be removed from the budget comparisons; 3) bank statements do not reflect the cut checks that have not yet been cached by the payee.
(06/16/2009) Suggestion that statements include a current balance sheet that reflect actual assets puchased by the trust beside just cash. Still waiting for final balance on exterior work.
(08/18/2009) Bill met with MA’s accountant and redid the summary for 2008. Transfer from reserve and other expenses items have been cleaned up, and the totals have changed as a result. Bill proposes to add footnotes when the new financial summary is sent to the owners. MA will put the new financial summary in a digestable form for the owners. Bill created a summary of income and expenses for the masonry project. The following will be mailed to the owners: reconciliation of 2008 financial summary with the footnotes, the masonry project summary, and trustee voting forms.
(03/17/2009) Bill is working with Modica's accountant to straighten out and simplify our financials. MA to send out the trustee ballots to the owners by mail (no quorum at the annual meeting), together with the financials in about two weeks.
(05/19/2009) Bill is working with Modica's accountant to reformat the monthly financial statements to make them easier to understand. Bill and Doug are also working to reorganize the financials for mailing out to the owners. So far the following problems have been identified: 1) balance sheets need to match the assets; 2) certain column items are superfluous and can be removed from the budget comparisons; 3) bank statements do not reflect the cut checks that have not yet been cached by the payee.
(06/16/2009) Suggestion that statements include a current balance sheet that reflect actual assets puchased by the trust beside just cash. Still waiting for final balance on exterior work.
(08/18/2009) Bill met with MA’s accountant and redid the summary for 2008. Transfer from reserve and other expenses items have been cleaned up, and the totals have changed as a result. Bill proposes to add footnotes when the new financial summary is sent to the owners. MA will put the new financial summary in a digestable form for the owners. Bill created a summary of income and expenses for the masonry project. The following will be mailed to the owners: reconciliation of 2008 financial summary with the footnotes, the masonry project summary, and trustee voting forms.
Friday, January 16, 2009
November 18 Meeting
Attending:
Structural Needs Assessment Report
BG noted that mortar sunk in in the alley on Queensberry side of the building. Mortar does dry and shrink during some number of days. DM noted a lentil on the Jersey Street side on the terrace level, on the right as you exit 111. The lentil looks like it has had major repairs some time in the past—should it be replaced? MA to look into hiring an engineer to do a final walk-through. MA to send cost estimates for the engineer before the board approves the hiring.
Second Means of Egress
Still waiting for the final pricing from Logan Grate. MA expects that Logan Grate will not charge extra to replace the 111-2 grid. (See Window Replacement section for more details.)
Damaged Bollards by the Dumpsters
Cement has been poured, and the bollards for straight for a few days. One bollard was bent again despite the cement. Waste Management is yet to contact KL. The board decided to cut down the bent bollard, and place reflective tape on top of the other two bollards.
Window Replacement
Several windows on 107 Jersey first floor and 111-2 windows do not have grids. At least one window's panning is cut around the metal rod. In these windows, the iron pins are in the mortar too close to the window. So the window panning was notched to expose the iron stud. The iron grid should be drilled into the brick. MA will work with Logan Grates to replace the grids. The panning then can be redone.
MA spoke to 111-2 owner and Hadco on 11/3. Hadco acknowledged that they were paid. MA still working to get the association's money refunded.
107 Laundry Room Floor
Same.
Dead Tree in Front of 107
We are on the city's "inspection list"--they will come to make sure it is actually dead.
Bad Smell in 107
The drain was cleared out today, 11/18. DM will see if the smell is still present tomorrow.
Issues in the Monthly Financial Statement
Bank statement balance differs from the operating budget because checks may have been cut, but have not yet cleared. Item Complete.
Moped in the Courtyard
There was a moped by the Queensberry alley gate. Notice went to that one. There is one more in the courtyard--MA will put out a notice for it to be removed.
Locking in Oil Price
Locked in at $2.49. Item Complete.
Torn Carpet In The Basement
Carpet is shredded across from Unit 20-A, probably from the vacuum cleaner.
Miscellaneous
These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.
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
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust
Distribute to:
Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust
David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information
107 Mail Room for general information
111 Mail Room for general information
Structural Needs Assessment Report
BG noted that mortar sunk in in the alley on Queensberry side of the building. Mortar does dry and shrink during some number of days. DM noted a lentil on the Jersey Street side on the terrace level, on the right as you exit 111. The lentil looks like it has had major repairs some time in the past—should it be replaced? MA to look into hiring an engineer to do a final walk-through. MA to send cost estimates for the engineer before the board approves the hiring.
Second Means of Egress
Still waiting for the final pricing from Logan Grate. MA expects that Logan Grate will not charge extra to replace the 111-2 grid. (See Window Replacement section for more details.)
Damaged Bollards by the Dumpsters
Cement has been poured, and the bollards for straight for a few days. One bollard was bent again despite the cement. Waste Management is yet to contact KL. The board decided to cut down the bent bollard, and place reflective tape on top of the other two bollards.
Window Replacement
Several windows on 107 Jersey first floor and 111-2 windows do not have grids. At least one window's panning is cut around the metal rod. In these windows, the iron pins are in the mortar too close to the window. So the window panning was notched to expose the iron stud. The iron grid should be drilled into the brick. MA will work with Logan Grates to replace the grids. The panning then can be redone.
MA spoke to 111-2 owner and Hadco on 11/3. Hadco acknowledged that they were paid. MA still working to get the association's money refunded.
107 Laundry Room Floor
Same.
Dead Tree in Front of 107
We are on the city's "inspection list"--they will come to make sure it is actually dead.
Bad Smell in 107
The drain was cleared out today, 11/18. DM will see if the smell is still present tomorrow.
Issues in the Monthly Financial Statement
Bank statement balance differs from the operating budget because checks may have been cut, but have not yet cleared. Item Complete.
Moped in the Courtyard
There was a moped by the Queensberry alley gate. Notice went to that one. There is one more in the courtyard--MA will put out a notice for it to be removed.
Locking in Oil Price
Locked in at $2.49. Item Complete.
Torn Carpet In The Basement
Carpet is shredded across from Unit 20-A, probably from the vacuum cleaner.
Miscellaneous
- MA has sent out a reminder to remove AC units out of the windows, but AC units are still in.
- Fire escape has bricks and/or some other items on the 4th floor balcony of building 107.
- There was a hot water outage on 11/16 because circulator pump was down (gas furnaces).
These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.
Tuesday, November 18, 2008
Torn Carpet In The Basement
(11/18/2008) Carpet is shredded across from Unit 20-A, probably from the vacuum cleaner.
(01/20/2009) Corrine to call Braintree rug to look into replacing torn rug in basement.
(03/17/2009) AJ Rose Carpets will look at the problem this week. MA to ask them for a recommendation to possibly tear out that section of the carpet and replace it, or cover it with a “throw” type carpet matt.
(05/19/2009) Dave Modica is investigating.
(06/16/2009) Same.
(08/18/2009) Same.
(01/20/2009) Corrine to call Braintree rug to look into replacing torn rug in basement.
(03/17/2009) AJ Rose Carpets will look at the problem this week. MA to ask them for a recommendation to possibly tear out that section of the carpet and replace it, or cover it with a “throw” type carpet matt.
(05/19/2009) Dave Modica is investigating.
(06/16/2009) Same.
(08/18/2009) Same.
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