Minutes of the Trustee Meeting
Queensberry Condominium Trust
May 21,  2012

Pursuant to the Article V.  Section 5.9 of the By-Laws of Queensberry Condominium Trust,  a monthly meeting of the Trustees was held on Monday,  May 21,  2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Michael Grappo, Ning Hernandez, Sheryl Kelly and Jeff Schwarz , Trustees
David Sherf was not Present
Pamela Pendias , Modica Associates

The meeting was called to order at 6:40 PM.  

FINANCIAL REVIEW

An electronic version of the monthly financial report for April had been e-mailed to the trustees along with copies of all paid bills.    The balance sheet at the end of April  reflected $11,572 in the operating account and $43,021 in reserves.    Jeff asked what the $187 charge for landscaping was for.   A review of the expense distribution report reflected that the expense was a reimbursement to Sheryl for the urns and planters she had purchased to be placed outside the front door of each building.   Jeff asked about the $245 charge for office supplies and expenses.   Pam replied that this was Modica’s administrative charge for postage, photocopies, scans and faxes associated with the building during the month.   Modica has one machine that requires a code for each property that tracks the number of photo copies, scans and faxes.   The postage meter also tracks costs per building.   Michael stated that many properties charge for each and every time a notice or memo is delivered and posted to a property.    Modica does not follow this practice.   Michael went on to say that he has worked with several management companies and does not find any Modica charges to be unreasonable.  Jeff  further had a question on the electrical line item of the expense distribution report where there was a charge of  $1,980 and then a credit to offset the charge.   Pam stated that it was most likely a bill that had been posted in error and then reversed.      

Pam informed the trustees  that at the end of April 2011, the association incurred costs of $28,875  for oil and gas as compared with this year total costs of $19,480  representing an overall savings of $9,395 as a result of the conversion.   The association has a net profit of $11,448 for the first four months of the fiscal year and is current with all operating bills.

OLD BUSINESS  

The first item of business was the status of moisture infiltration in 111-19 and 17.    Sheryl and Jeff for the benefit of Michael explained that during the roof replacement project last year their respective units sustained moisture infiltration prior to the roof installation being complete.   The contractor, Eagle Rivet , denied any responsibility.   The relationship between the contractor and the association was strained at best due to the duration of the project.   David Modica had taken moisture readings in both units.   Sheryl indicated that she believes her unit has not sustained any additional moisture and has dried out.   Jeff is not so sure.   David Modica suggested that the problem may be the older windows in this unit.   Michael suggested that as a test, to replace one window to see if there is any noticeable difference.  

Touch up paint building 107 and wall/carpentry repairs in basement of 107.    Michael suggesting obtaining estimates prior to proceeding.  


Minutes of the Trustee Meeting
5-21-12
Page Two

NEW BUSINESS

Pam had prepared the paperwork for the new trustees for recording at the registry.    Everyone present signed. Arrangements will be made to obtain David Sherf’’s signature.

Sheryl Kelly executed the Service Agreement,  Facilities Easement and Compensation Agreement with Comcast on behalf of the Condominium Trust.   The association will be receiving the sum of $5,160 within (45) days after the execution of these agreements by both parties.

At last months meeting, the trustees reviewed the proposals that Pam had obtained for repairs/replacing the wrought iron railing around the perimeter of the property.   Logan Grate submitted an estimate to repair the railing for $5,500.  Nino’s Iron works submitted an estimate for repairing the railing  $4,500, and providing a new railing $13,100.    Michael obtained an estimate from Designer Fence to remove the old railing and replace with a new railing for the sum of $33,797.50 and another proposal from JC Sosa for fabrication and installation  $17,000 plus galvanization $6,000 for a total of $23,000.    The trustees were very interested in Nino’s bid to replace the railing with a new one.   Michael suggested setting up a meeting with Nino to obtain information of what the fence would look like, and ensure that  the bid included removal of the old fence, how would the new fence be installed,  etc.    The trustees felt that $13,000 expenditure was possible for the association to undertake this year.    Everyone agreed that the existing railing is beyond repair but wanted to be sure their were no hidden costs.  

Pam obtained a bid from B & M Restoration & Contracting for digging out the existing concrete in the courtyard, re-grading and pouring a new concrete patio for the sum of $17,900.   Since last month two more bids were obtained – R.L. Goldman, $27,200 and Cappuccio Construction for the sum of $12,580.   Cappuccio was the contractor who renovated the laundry room in building 107 last year.    Ning stated that she has been a proponent of making repairs to the courtyard for the last two years but something always seemed to take priority.    The trustees will review the feasibility of doing both projects this year if it is possible.  

The last item on the agenda was the elusive odor in building 111.   Originally it was thought to be coming from the recycling containers.   They were subsequently washed, deodorized and placed outside.     The odor still has continued off and on.    The fear is that there could be a cracked drain line under ground allowing sewer gases to escape which can be very costly to repair.    David Modica is working with Boston Water & Sewer and Paul,  Modica’s plumber,  has been investigating the source.     A solution to this must be found prior to undertaking any capital projects.  

There being no further business, the meeting adjourned at 7:35PM.

Respectfully submitted by:
Pamela Pendias
Modica Associates
For the Recording Secretary
Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

April 23,  2012

Pursuant to the Article V.  Section 5.9 of the By-Laws of Queensberry Condominium Trust,  a monthly meeting of the Trustees was held on Monday,  April 23,  2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Ning Hernandez, Sheryl Kelly and Jeff Schwarz , Trustees
Pamela Pendias , Modica Associates  

The meeting was called to order at 6:40 PM.   

FINANCIAL REVIEW

An electronic version of the monthly financial report for March had been e-mailed to the trustees along with copies of all paid bills.    The balance sheet at the end of March  reflected $6,369 in the operating account and $45,588 in reserves.    Ning asked if the pest control company sent in an adjustment for the over payment.   Pam stated that all invoices for pest control had been put on hold – the March financial reflected no charges for pest control.  Jeff asked what the monthly charge for pest control should be.   Pam stated that she would check and follow up with an e-mail and/or send Jeff the contract.   Sheryl questioned the charge for snow removal – specifically the charge for ice melt in the amount of $74.25 for an ice storm on March 2nd.    Pam stated that the ice melt charge was for applying  ice melt on the sidewalks.   Sheryl stated that she thought that she had been told that the $225  charge the association paid last year was for ice melt for the entire year.   Pam stated that was true – but for the buckets of ice melt that are left at the entrances to the building for residents to use on the stairs as necessary.    Modica keeps the buckets full of ice melt throughout the winter months at no additional charge to the building.    Ice melt that is applied during snow fall/ ice events is at additional cost as is snow removal.    Sheryl questioned the cost of the electrician’s invoice, $266, for replacing a light fixture and globes.   Pam responded by saying that the electrician needed to visit the building to see match the globes that needed to be replaced, go out and purchase the material and return to the building to install.   Furthermore any vendor that Modica uses is licensed and insured.   

Pam informed the trustees  that at the end of March, 2011, the association incurred costs of $23,741  for oil and gas as compared with this year total costs of $17,113  representing an overall savings of $6,628 as a result of the conversion.     Although it has been a mild winter compared with 2011 it still represents significant savings.   Sheryl asked about the oil payment of $2,909 in March.   A review of the invoices reflected that the payment was for an oil delivery received January 7th, 2012.   The association has a net profit of $6,245 for the first quarter of the fiscal year and is current with all operating bills.   Ning asked about aging receivables  (3) owners are behind in their fees but are making monthly payments.

OLD BUSINESS   

The first item of business was the status of Eagle Rivet.    A big thank you to David  Sherf for successfully negotiating a settlement with Eagle Rivet.    Arthur Dias signed the settlement agreement accepting a check in the amount  of $2,500  as full and final payment for the roofing work.    

Neither Sheryl nor Jeff had any further issues of moisture infiltration in their units.

The door sweep on the front door at 107 Jersey has now been installed

Painting the common areas has yet to be done in building 107.

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4-23-12
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Sheryl asked about the status of the laundry equipment – contract.   The board did not wish to extend the contract and defective machines have been repaired or replaced.

NEW BUSINESS

Pam had prepared the paperwork for the new trustee for recording at the registry.    Since not all board members were present, this will be signed next month.

The wrought iron railing around the perimeter of the property is in dire need of repair.   Pam had obtained an estimate last fall from Logan grate to repair it for $5,500.    Pam obtained (2) proposals from Nino’s Iron works – 1) to repair 200 lineal feet of railings $4,500, 2) for furnishing and installing a new railing $13,100.    Pam obtained a 3rd proposal from Eliot Iron Works.   Their proposal to repair the existing railing was $16,500-$18,000.   Their estimate to replace the railing was $130,000.     The trustees were very interested in Nino’s bid to replace the railing with a new one.   Pam to get the particulars, find out would it would look like – would they replicate the existing fence, etc.

Pam obtained a bid from B & M Restoration & Contracting for digging out the existing concrete in the courtyard, re-grading and pouring a new concrete patio for the sum of $17,900.   There is no inexpensive way to alleviate the ponding water due to the pitch of the existing courtyard.    The job is also labor intensive since there is no access to bring any large machinery out back.    The old concrete would need to be carted out by hand.    Pam has had several contractors look at it and will obtain additional estimates.

The next item on the agenda were the agreements from Comcast.  A Facilities Easement Agreement, Services Agreement and Compensation Agreement.   Comcast would be willing to pay the association the sum of $5,160 within (45) days after receiving executed agreements  in exchange for the association allowing Comcast to keep and maintain their equipment in the building for ten years.   .   Sheryl stated that she recalled David Sherf saying this was a “no-brainer”.  Pam to get the agreements to David Sherf for his review and recommendation.

Sheryl noted a musty odor on the first floor of building 111.    Modica will look into this.    

There being no further business, the meeting adjourned at 7:20PM.  

Respectfully submitted by:
Pamela Pendias
Modica Associates
For the Recording Secretary
Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

March 19, 2012

Pursuant to the Article V. Section 5.9 of the By-Laws of Queensberry Condominium Trust, a monthly meeting of the Trustees was held on Monday, March 19, 2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present: Ning Hernandez, and Jeff Schwarz

Sheryl Kelly via telephone conference

Pamela Pendias , Modica Associates

The meeting was called to order at 6:40 PM.

OLD BUSINESS

The first item of business was the status of Eagle Rivet. The association issued final payment to Eagle last month, less $4.500 as negotiated with the President of Eagle Rivet and David Sherf. Eagle Rivet is now seeking payment of the $4,500 the association withheld due to the lengthy duration of the project. The trustees asked Pam to send an e-mail to David Sherf explaining that they wanted to settle the matter as soon as possible asking that David reiterate why he felt that a verbal agreement had merit which now Eagle is reneging on.

Jeff stated that he wanted to meet with David one last time regarding the moisture infiltration in his unit and review the moisture level readings prior to replacing windows. Sheryl stated that she too wanted to proceed with repairs to her unit. Jeff asked if Sheryl had cracks in the walls in her unit and she replied that she did not.

Pam informed the trustees that the door sweep has still not arrived for the front door at 107 Jersey and that it would be installed as soon as it was received. The sweep on the door at 111 has sufficiently worn down and is no longer binding preventing the door from closing.

An electronic version of the monthly financial report for February had been e-mailed to the trustees along with copies of all paid bills. The balance sheet at the end of February reflected $6,559 in the operating account and $45,584 in reserves. Jeff noted the $675 charge for pest control services and reference to (3) buildings. Pam stated that the bill must be in error – and would notify Heritage Pest to issue a credit. Pam reported that at the end of February, 2011, the association incurred costs of $17,900 for oil and gas as compared with this year total costs of $10,500 representing an overall savings of $7,400. Although it has been a mild winter compared with 2011 it still represents significant savings.

The association collected $16,762 from the insurance company under the boiler machinery section when the heating boiler failed. The association is current with all operating costs.

Sheryl stated she would like to purchase a concrete urn for the front of each building for flowers. There was some concern that they may get stolen or knocked over but the trustees agreed to try it provided the cost not exceed $100.

Pam asked the trustees about the railing around the perimeter of the property. It is badly rusted. Pam obtained one bid from Logan Grate last fall in the amount of $5,500. Pam will obtain other bids as well to discuss at the meeting next month.

Laundry equipment – Automatic Coin Laundry has confirmed that the leaking washer in 107 has been replaced. Pam made it clear to Jay Lizotte that the association was not interested in any further extensions to the laundry contract.

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3-19-12

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NEW BUSINESS

The overall condition of the courtyard was discussed. Pam stated that she did not believe there was a simple inexpensive fix. Sheryl suggested adding some gravel or crushed stone. Pam to check for options between now and the next board meeting.

Sheryl noted that the sconce in building 111 going to the second floor is missing a globe and the bulbs do not match. Pam will check and have this taken care of.

Ning asked about the woman who is leaving trash in the hallway of 107. Pam stated that she has contacted the manager of the unit on each occasion and has now levied a total of (4) $100 fines for leaving trash in the hallway. The trustees suggested posting a notice advising that trash should at no time left anywhere in the common area and should be taken out to the dumpster along the alley side of building 10. Any infractions will result in a $100 fine.

Pam asked the trustees what they were doing about a 5^th board member. The consensus was to put it to a vote of all unit owners and furnish a ballot with the names of the three candidates who expressed an interest in serving on the board.

There being no further business, the meeting adjourned at 7:30PM.

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

February 21, 2012

Pursuant to the Article V. Section 5.9 of the By-Laws of Queensberry Condominium Trust, a special meeting in lieu of the annual meeting of unit owners was held on Tuesday, February 22, 2012, at 7:00PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present: Ning Hernandez 111-05, Sheryl Kelly 111-19, Jeff Schwarz 111-17 and David Sherf 111-12A, Trustees

Doug McClennan 107-10 & 107-15, Max Compagnon 107-111 (proxy Jeff Schwarz), Helen Chigrinskaya & John Hunter 111-06, & Richard Bettano 111-15, Unit Owners

Pamela Pendias , Modica Associates

18.9297% of the beneficial interest was present either in person or by proxy. Since a quorum was not present no formal business could be conducted. An informational meeting was held for those owners who were present.

Pam called the meeting to order at 7:10 PM.

OLD BUSINESS

Owners were furnished with the balance sheet as of December 31, 2011, along with the bank reconciliation and bank statements reflecting $124 in the operating account and $83,181 in the reserve (savings) account. As of December 31, 2011, the association had $40,728 in aging payables. $35,283 of this amount is for capital items (to be paid out of the reserve account) as follows; Eagle Rivet, the roofing company is owed $24,200, Ranco is owed the sum of $8,333 for re-piping the boilers to accommodate burning gas in lieu of oil and $2,750 to line the chimney as required for the gas conversion.

For the most part the budget was accurate and condominium fee revenues are sufficient to meet operating expenses. Line items that were over budget include oil (due to increase in price $3.299 this year as compared to $2.699 locked in last year) snow removal (heavy record breaking snow accumulation last winter) and building insurance.

The roof has now been replaced. The trustees are holding $24,200 and are attempting to negotiate with the Contractor for time delays as well as moisture infiltration in two units in building 111. David Sherf, has been negotiating with the President of Eagle Rivet, Arthur Diaz, who agreed to accept $4,500 less to settle the matter. Since that time, they have had a change of heart and are now unwilling to sign the written agreement that they had verbally assented to. The association will remit final payment $19,700 in hopes that Eagle accepts the check and this will close the matter.

Last year the association renovated the laundry room in building 107 in connection with having to dig up and replace a broken drain line under the floor. The cost of the renovation was partially offset by building insurance. The doors to the roof have been replaced and are now equipped with magnetic closers. The front doors of both buildings were re-finished on the outside and a new gate was installed on the alley side of the building to enhance security. The ceiling on the top floor of building 107 was replaced and top floor ceilings re-painted following the roof replacement. Building 111 has received touch up paint throughout. The same will be done in Building 107 now that the boiler has been replaced and work in the basement and renovations in 4 and 8 have been completed.

Minutes of the Annual Meeting

2-21-12

NEW BUSINESS

Owners were furnished with the year end figures from last year as compared with the budget along with the operating budget for 2012. The budget will for the most part remain unchanged – there will be no increase in condo fees this year.

One of the heating boilers cracked and has since been replaced. A portion of the cost of replacing the boiler was paid for by building insurance which covers these costs.

The conversion from oil to gas has now been completed and both buildings are now being heated solely by gas. The association had to pay to bring in a new gas line, and the gas company provided “new” gas burners at no expense to the building. It is hoped and anticipated that the conversion will result in an overall reduction in heating costs.

The association has hired a new pest control company. The company services the building on the 3^rd Tuesday of every month. In addition, they will treat individual units for mice and/or roaches at no added cost as long as the service is done at the same time as the service to the building.

The laundry equipment in both buildings is starting to fail. First the washer in building 107 was leaving puddles on the floor and now the same is also true in building 111. The trustees had been negotiating with Automatic Laundry to extend the contract. The laundry company was willing to pay the association $850 towards tiling the laundry room floor of 107 if the association agreed to a contract extension for another (7) years until 2021 in exchange for new laundry equipment and an increase in price from $1.25 to $1.50. The board decided against extending the contract. Automatic is now contending that they have the right, under the contract, to extend the contract if the equipment begins to fail. David Sherf will have a look at the contract and advise the board.

The next order of business was election of trustees. Bill Gentz, is stepping down from the board as he has moved out of state thus creating a vacancy on the board. The four incumbent trustees are seeking re-election. Since a quorum was not present, the incumbent trustees will appoint a successor to fill the vacancy.

There being no further business, the meeting adjourned at 7:40 PM.

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Trustee Meeting December 19,2011

Minutes of the Trustee Meeting

Queensberry Condominium Trust

December 19, 2011

Pursuant to the Article V. Section 5.9 of the By-Laws of Queensberry Condominium Trust, a monthly meeting of the Trustees was held on Monday, December 19, 2011, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present: Ning Hernandez, Sheryl Kelly and Jeff Schwarz

Pamela Pendias , Modica Associates

The meeting was called to order at 6:40 PM.

OLD BUSINESS

An electronic version of the monthly financial report for November had been e-mailed to the trustees along with a “draft” budget for fiscal year 2012 that was up-dated with figures from the end of the month. The balance sheet at the end of November reflected $9. in the operating account and $83,174 in reserves. Assessment revenues have been deposited into the reserve account and disbursed as necessary. October was the last month of the $130,000 assessment. To date, $126,682 has been collected. The Three owners in arrears have been contacted and are paying monthly.

The first item of business was the status of the roof replacement project. The contractor is seeking payment for the balance due of $24,200. Last month the trustees agreed to release $30,000. The roof is now complete, and warranties have been received. Sheryl expressed her dissatisfaction with the interior finish of the skylights and believes the interior finish should be wood. Furthermore there is a possibility that the moisture infiltration in units 17 and 19 in Building 111 occurred during the course of the roof replacement project and the trustees would like to see some compensation for this as well as liquidated damages due to the untimely finish of the project.

Pam will follow up with David Sherf to determine whether he has had an opportunity to speak with the contractor and informing them of the overall dissatisfaction with the project. The painting contractor has now completed the touch up painting in the common areas in building 111 and ceiling outside 111-19 and the carpets have been cleaned.

Sheryl had some questions with respect to some of the expenses incurred last month. Pam stated that going forward, the trustees could be furnished with copies of all paid bills for the month. Pam to e-mail the trustees a copy of the electrical invoice for replacing two light fixtures, postage log, and invoice for janitorial supplies for the board to review. Pam stated that janitorial supplies typically include trash bags and light bulbs. Sheryl also requested a job description of the services the cleaner performs during each visit.

Brookline Lock installed the door sweeps on the exterior front doors. The trustees were not overly enthusiastic with the work. The door at 111 now binds and the sweep is in adequate at 107. Pam will speak to the contactor about what more can be done. Both doors have now been equipped with full length roton hinges to ensure they are closing properly.

Pam will follow up with the gas conversion that was targeted to be complete by the end of the year. The chimney has been lined and we are currently waiting for the gas burners that were ordered through the gas company at no charge to the building.

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12-19-11

Page Two

Although trustees signed an access agreement with RCN, no one in the building seems to know that there is an alternate cable provider. Pam attempt to reach William Maroney again and remind him of the need to distribute pamphlets to building residents informing them that there is an alternative cable provider.

NEW BUSINESS

The next item on the agenda was to review the “draft” operating budget for fiscal year 2012 that Pam had furnished the board to review. The operating budget does not call for any increase in condo fees. Year to-date the association has spent $13,640 for gas – although $17,000 was the line item for gas in the budget. Sheryl expressed some doubt as to whether the association would realize any significant cost savings as a result of the conversion. Currently the building uses gas to heat hot water and the (10) units in the basement. Converting to gas will result in an additional (37) units being heated by gas. Pam stated that she would review this with David Modica and report back to the trustees tomorrow. However there obviously were cost savings involved or the association would not have proceeded with the conversion. Pam stated that she hopes that all capital items the association had assessed for would be completed and paid between now and the end of the year. The Trustees deferred approving the budget as presented for further review.

Pam to follow up with Automatic Laundry regarding the washing machine leaking in the laundry room of building 107.

The board agreed to change pest control companies. The trustees voted to go with Heritage for Pest Control Services since they will treat (4) units at no additional cost. Pam will establish a fixed day and time each month and circulate a notice to all building residents advising them of this. Anyone having a problem will notify Pam at Modica and have their unit scheduled to be treated at the same time as the monthly visit

There being no further business, the meeting adjourned at 7:25 PM.

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Trustee Meeting Nov 21, 2011

Minutes of the Trustee Meeting

Queensberry Condominium Trust

November 21, 2011

Pursuant to the Article V. Section 5.9 of the By-Laws of Queensberry Condominium Trust, a monthly meeting of the Trustees was held on Monday, November 21, 2011, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present: Ning Hernandez and Jeff Schwarz

Sheryl Kelly via telephone

Pamela Pendias , Modica Associates

The meeting was called to order at 6:40 PM.

OLD BUSINESS

An electronic version of the monthly financial report for October had been e-mailed to the trustees along with a “draft” budget for fiscal year 2012 that was up-dated with figures from the end of the month. The balance sheet at the end of October reflected $622 in the operating account and $120,639 in reserves. Assessment revenues are being deposited into the reserve account. October was the last month of the $130,000 assessment. To date, $125, 638 has been collected. Three owners are in arrears, however all three are paying monthly.

The first item of business was the status of the roof replacement project. The contractor sent an e-mail last week requesting $30,000. The roof is now complete, and warranties have been received. Eagle Rivet is presently owed $54,200. The consensus of those present was to release $30,000. Jeff Schwarz wanted to be sure that David Sherf was also in agreement to release this payment. The contractor would still be owed the sum of $24,200. Sheryl expressed her dissatisfaction with the interior finish of the skylights and believes the interior finish should be wood. The vinyl is not a “finished” product. Pam reminded the trustees that the interior finish of the skylights was not included in the scope of the work as specified by the engineer, RMX. The contractor furnished the vinyl as an accommodation. However, Pam did speak with him and he would be willing to furnish a price for an interior wood finish based on the number of skylights. Pam reached out to all owners with skylights and the only ones of which she was aware are 111-19 and 107-15. No one else has come forward. The trustees have requested that Pam ask David Sherf to speak with the contractor and advise him of the associations intention to release $30,000, and remind him of the timeline it took to complete the roof and broach the subject of liquidated damages. Further there are issues with moisture infiltration in both 111-17 and 111-19 the source of which has yet to be determined. The engineer, RMX, has also requested payment for two field reports from July 11 and July 21^st, 2011 and project administration for the total sum of $1,375. Although the trustees were not impressed with the degree of project oversight and overall project administration they agreed to pay these two invoices.

The painting contractor will return to the building this weekend to complete the touch up painting in the common areas and ceiling outside 111-19. Pam will then schedule the carpets to be cleaned.

Brookline Lock will be installing the door sweeps on the exterior front doors of both building and will also install a roton hinge on the door at 111 Jersey which is not fully closing sometime this week.

Pam will follow up with the gas conversion to complete by the end of the year. Chimney will need to be lined and boiler re-piped. The gas burners have been ordered through the gas company at no charge to the building.

Although trustees signed an access agreement with RCN, no one in the building seems to know that there is an alternate cable provider. Ning phoned RCN and was told that service was not available. Pam to get in touch with

Minutes of the Trustee Meeting

11-21-11

Page Two

William Maroney again and remind him of the need to distribute pamphlets to building residents informing them that there is an alternative cable provider.

NEW BUSINESS

The next item on the agenda was to review the “draft” operating budget for fiscal year 2012 that Pam had furnished the board to review. The operating budget does not call for any increase in condo fees. Pam stated that she hopes that all capital items the association had assessed for would be completed and paid between now and the end of the year. The Trustees deferred approving the budget as presented for further review.

Pam obtained a proposal from Logan grate for repairing the metal railings around the perimeter of the property and furnishing and installing (4) wrought iron flower boxes to be mounted on either side of the stairs to deter people from loitering at the front of the buildings for the sum of $8,300. The Board will entertain this next spring.

Pam had obtained alternate proposals from two other pest control companies for the trustees to review. EHS charge for the initial visit is $408, thereafter each monthly visit will cost $118. They will treat (2) additional units at no additional cost if scheduled at the same time as the monthly visit. Heritage Pest charge for initial visit is $400 and monthly visits thereafter $126. They will treat (4) units if scheduled at the same time as the monthly visit at no additional cost. Pam suggested establishing a fixed day and time each month and that residents be notified. Anyone having a problem could notify Pam at Modica and have their unit scheduled to be treated at the same time as the monthly visit. The trustees voted to go with Heritage for Pest Control Services since they will treat (4) units at no additional cost.

A roton hinge will be installed on the 111 exterior door this week along with the door sweeps.

There being no further business, the meeting adjourned at 7:25 PM.

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Trustee Meeting Oct 18,2011

Pursuant to the Article V. Section 5.9 of the By-Laws of Queensberry Condominium Trust, a monthly meeting of the Trustees was held on Tuesday, October 18, 2011, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present: Bill Gentz, Ning Hernandez and Jeff Schwarz, Sheryl Kelly, and David Sherf via telephone

David Modica and Pamela Pendias , Modica Associates

The meeting was called to order at 6:40 PM.

OLD BUSINESS

An electronic version of the monthly financial report for September had been e-mailed to the trustees along with a “draft” budget for fiscal year 2012. The balance sheet at the end of September reflected $1,242 in the operating account and $110,352 in reserves. Assessment revenues are being deposited into the reserve account. There is one more month (October) to collect the balance of the $130,000 assessment.

The first item of business was the status of the roof replacement project. Everyone agreed that the work has taken an inordinate amount of time to complete. Despite the contractors difficulty obtaining permits, and having electrical wires moved, the project started in June and it is now October. Several owners are not pleased with the finish of the skylights in their units and have requested that the white vinyl be removed and replaced with a wood trim. A unit owner has contended that the roof is not pitched properly as there is some standing water that can be seen after heavy rain. David Modica explained that the board opted not to seek bids for a fully tapered roof due to the higher cost. The board opted instead to level and taper the roof down to 4’ of the gutters. There are dips, low spots on the roof where water will accumulate after a rain. The engineer has stated that as long as the water evaporates within 72 hours it should not jeopardize the integrity of the roof. The board opted for a fully adhered rubber membrane roof in lieu of a vinyl roof, again due to cost constraints There is an area of standing water outside of the penthouse at 111 Jersey and the engineer called for the application of a secondary cover strip over the top of the seam to add another layer of protection to this location. David Sherf offered to speak with the contractor about liquidated damages for untimely job completion. Once Modica compiles a final punch list, Eagle Rivet will be given a specified period of time to complete and if necessary another contractor will be called in to complete and the costs will be deducted from monies owned Eagle. It should be noted that Eagle was initially paid the sum of $14,000 in July to mobilize, and is owed the sum of $55,575.

The magnetic doors leading to the roof have been installed and are working properly. David stated that Modica would put a simple handle on the inside of each roof door to aid in pulling the door shut.

The gate on the alley side was replaced a few months ago as a security measure. It had been working satisfactorily until a resident reported that the gate would not latch. The company that installed the gate was called and found that the latch was filled with metal shards that prevented the mechanism from retracting so in fact it would not lock. A new latch was installed the following day at no charge to the building. .

The ceilings on the 4^th floor of both buildings have been repaired and painted. The contractor will also be re-finishing the wood doors and frames on the exterior of the building as well as touching up the paint in the common areas. Once the painting is finished the carpets will be steam cleaned.

The exterior front door at building 107 has a new “roton” hinge that picked up the door enough so that it would open

without binding on the tile. This has exacerbated the gap under the door. The vendor is looking into options for a door sweep that would insulate the door as well as allow the door to open and close without binding.

The trustees will not renew (extend) the laundry contract in exchange for new laundry equipment for building 107.

Residents were notified that any bicycle parked in the courtyard is required to have a bicycle sticker. Stickers were distributed and any bicycle found without a sticker was removed.

The association paid $5,496 to the gas company to install a new gas line into the building so the association could convert from oil to gas heat as a cost saving measure. Currently, oil costs approx $1.00 more per gallon than it did last year. The gas company will be providing (2) new gas burners at no charge to the building. Other costs associated with the conversion include having the chimney flue re-lined $5,900 and new piping for the boilers $12,500. The revenues from the assessment will cover the costs associated with the conversion.

Modica distributed a memo informing building residents that air conditioners need to be removed from the windows to conserve energy and as required by the City of Boston.

The trustees signed an access agreement with RCN. Residents will now have a choice between using Comcast or RCN for cable and internet service. David Modica is also talking with Comcast about a lump sum payment.

Pam furnished the trustees with proposals from two other pest control companies. Both were within dollars of one another for the service they would provide. Pam to get clarification and report back to the trustees to make a decision to change vendors.

NEW BUSINESS

The next item on the agenda was to review the “draft” operating budget for fiscal year 2012 that Pam had furnished the board to review. Pam noted that the only outstanding item of which she was aware the trustees were entertaining was creating a planter on either side of the stairs at the front entrances to discourage vagrants from loitering in the front of the buildings. David Modica stated that due to the monolithic construction of these stairs that the board may wish to entertain installing metal urns to hold plants that could be embedded on either side of the stairs. Modica to obtain proposals for this as well as repairing and painting the iron railings out front.

The proposed operating budget provided for no increase in condo fees. Pam will review the proposed budget after the month of October closes and up-date the figures and send it to the board for final approval next month.

There being no further business, the meeting adjourned at 7:55 PM.

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust