Sunday, August 8, 2010
Flowers
This weekend a few trustees combined their resourses and got together to plant a few flowers in front of our buildings.
Wednesday, July 21, 2010
July 20, 2010, Meeting
Attending:
Same.
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
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.
Same.
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.
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.
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.
Chiccarelli and Pires has been to the property and a price is forthcoming.
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.
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.
Same.
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.
Roof Replacement
(07/20/2010) 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.
(08/17/2010) 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).
(08/17/2010) 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).
Sunday, July 18, 2010
June 15, 2010, Meeting
Attending:
Window Replacement
107 Laundry Room Floor
Same.
The plants for $1000 have been planted. Modica cut the branch on 111 Jersey Linden Tree. Stil waiting for updates on the Aphid treatment.
Later edit: After the meeting the board walked around the buildings and looked at the landscaping in front of the buildings. The board did not see any annuals planted. From April 20, 2010, meeting notes: "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."
Terrazzo Sidearms Need Repairs
Same. The sidearms still need repairs.
Water Damage/Leaks Due to the March 15 Storm
Waiting for status on the sky lights owners for fixing them. Status on the ceiling patches. MA to start getting roof bids for full replacement.
Repolishing Wood on the Fronnt Doors
Same. MA to bid sanding and polishing the front doors of 107 and 111.
Besides looking into getting new type of machines, the board also would like to consider contracting a different vendor. Currently, our contract is with Automatic Laundry Services (ALS).
Miscellaneous
Nancy (MA) --Modica Associates
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust
Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust
Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust
Distribute to:
Douglas McClennen (DM) --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
No money from HADCO. Is it time to request David (DS) to write a letter to Hadco?
107 Laundry Room Floor
Same.
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
LandscapingBW&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
The plants for $1000 have been planted. Modica cut the branch on 111 Jersey Linden Tree. Stil waiting for updates on the Aphid treatment.
Later edit: After the meeting the board walked around the buildings and looked at the landscaping in front of the buildings. The board did not see any annuals planted. From April 20, 2010, meeting notes: "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."
Terrazzo Sidearms Need Repairs
Same. The sidearms still need repairs.
Water Damage/Leaks Due to the March 15 Storm
Waiting for status on the sky lights owners for fixing them. Status on the ceiling patches. MA to start getting roof bids for full replacement.
Repolishing Wood on the Fronnt Doors
Same. MA to bid sanding and polishing the front doors of 107 and 111.
Renegotiate Insurance Deductible
Same
Besides looking into getting new type of machines, the board also would like to consider contracting a different vendor. Currently, our contract is with Automatic Laundry Services (ALS).
Miscellaneous
- Questions for Modica:
- What was happening with the power outages during the night? (on 6/13 and 6/14)
- What services are included in the Janitorial Work? Can the janitor the weeds/common area outside?
- The gate on Queensberry side does not close. The door also may need oiling.
- A basement unit in 107 on the back courtyard side has a cord coming out of the unit. Is this an antenna? The board is concerned that whatever it is, it is not legal.
- Line of credit
These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.
Monday, June 14, 2010
May 18, 2010, Meeting
Attending:
Window Replacement
Modica has not heard back from HADCO yet.
107 Laundry Room Floor
Same.
Bad Smell in 107
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.
Landscaping
Modica will cut down loose branch of the linden tree in front of 111 swinging in the garden, not the actual limb but the branch. Board will wait on hiring Arborway Tree to cut the limb for $330 to see if City will actually cut as Modica has been calling Parks Dept. to report a safety issue and City might be coming out to actually cut limb due to pressure Modica has been placing on City. Board voted to wait on city to cut the limb before paying Arborway to do it, pending whatever the cut-off date for treating for Aphids is. Modica to confirm with arborist what cut-off date is to treat for Aphids. Arborway’s price to cut limb is $330 and treat for Aphids is $210.
Terrazzo Sidearms Need Repairs
Modica may apply a patch until new long term solution is found.
Water Damage/Leaks Due to the March 15 Storm
Patches and lap sealant added per Doug's request. No leaks have been noticed since lap sealent applied. The ceiling will be kept open until next big storm. Also, possibility of new roof was brought up to make sure that the building is protected against this type of damage going forward.
Repolishing Wood on the Fronnt Doors
Same.
Renegotiate Insurance Deductible
Modica will continue to collect bids at the $5,000 and $15,000 deductible levels.
Move In Fees
Item complete.
Preparation to Renew the Laundry Contract
The board would like to investigate getting the "over-under" type machines to increase the number of machines in each laundry room.
Miscellaneous
Corinne Getchell (MA) --Modica Associates
Douglas McClennen (DM) --Trustee, Queensberry Condominium TrustBill Gentz (BG) --Trustee, Queensberry Condominium Trust
Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust
Distribute to:
David Sherf (DS) --Trustee, Queensberry Condominium Trust
Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information
Window Replacement
Modica has not heard back from HADCO yet.
107 Laundry Room Floor
Same.
Bad Smell in 107
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.
Landscaping
Modica will cut down loose branch of the linden tree in front of 111 swinging in the garden, not the actual limb but the branch. Board will wait on hiring Arborway Tree to cut the limb for $330 to see if City will actually cut as Modica has been calling Parks Dept. to report a safety issue and City might be coming out to actually cut limb due to pressure Modica has been placing on City. Board voted to wait on city to cut the limb before paying Arborway to do it, pending whatever the cut-off date for treating for Aphids is. Modica to confirm with arborist what cut-off date is to treat for Aphids. Arborway’s price to cut limb is $330 and treat for Aphids is $210.
Terrazzo Sidearms Need Repairs
Modica may apply a patch until new long term solution is found.
Water Damage/Leaks Due to the March 15 Storm
Patches and lap sealant added per Doug's request. No leaks have been noticed since lap sealent applied. The ceiling will be kept open until next big storm. Also, possibility of new roof was brought up to make sure that the building is protected against this type of damage going forward.
Repolishing Wood on the Fronnt Doors
Same.
Renegotiate Insurance Deductible
Modica will continue to collect bids at the $5,000 and $15,000 deductible levels.
Move In Fees
Item complete.
Preparation to Renew the Laundry Contract
The board would like to investigate getting the "over-under" type machines to increase the number of machines in each laundry room.
Miscellaneous
- Line of credit is still on hold pending dire need. At this point there is no immediate need for a line of credit.
- Letter to 111-11 owners RE A/C: item complete
- MA checking on building settling reimbursement from city: no payments available to condo associations, item complete.
Saturday, June 12, 2010
Preparation to Renew the Laundry Contract
(05/18/2010) The board would like to investigate getting the "over-under" type machines to increase the number of machines in each laundry room.
(06/15/2010) Besides looking into getting new type of machines, the board also would like to consider contracting a different vendor. Currently, our contract is with Automatic Laundry Services (ALS).
(06/15/2010) Besides looking into getting new type of machines, the board also would like to consider contracting a different vendor. Currently, our contract is with Automatic Laundry Services (ALS).
Monday, May 17, 2010
April 20, 2010, Meeting
Attending:
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
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.
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).
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