Minutes
of the Trustee Meeting
Queensberry
Condominium Trust
July
16, 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, July 16, 2012, at 6:30PM at the offices of Boston
Choice Properties, 125 Jersey Street, Boston, MA.
Those Present:
Ning Hernandez, and Jeff Schwarz , Trustees
Sheryl Kelly via telephone conference
Michael Grappo and David Sherf were not Present
Pamela Pendias , Modica Associates
The meeting was called to order at 6:40 PM.
FINANCIAL
REVIEW
The June financial report was sent out electronically
on Friday, July 13th, 2012.
Neither Jeff nor Sheryl re-called seeing it – although Ning said she
reviewed it briefly. Pam will send out
the report again tomorrow. The balance
sheet at the end of June reflected $16,794 in the operating account and $43,099 in
reserves.
NEW BUSINESS
The first
order of business was the resolution of the pipe breaks underneath 111 Jersey
Street 20-A. There were two (2)
different breaks in the pipes located below this unit. The owner of the unit, directed Modica
Associates to open up the floor of the 2nd bedroom of the unit where
the first break was found. The original
video camera of the line indicated a break in the line under the toilet in the
bathroom which is where the sewer flies were found. However the unit owner thought the video
was inconclusive. On Monday, June 4th,
Modica had a crew open and jack hammer the concrete where a broken pipe was
found. The repair was made, the unit
put back together, carpet replaced, unit deodorized, sanitized and treated with an anti-microbial
disinfectant. The work was completed
and the girls were told they could move back in to the unit on Friday June 8th. Tuesday, June 12th, the unit
was treated for flies. On Wednesday,
June 13th, Modica had John’s Sewer revisit the property to video
camera the lines. Paul, Modica’s plumber, was also present during this visit and
confirmed that there was a pipe broken under the toilet of the unit. After making arrangements with the girls, on
Monday, July 18th, Modica’s plumber
opened up the floor of the bedroom, that backs up to the toilet and
exposed the broken pipe below the floor. The pipe was repaired, floor replaced,
bedroom painted and the unit was made habitable again by the afternoon of Thursday,
June 21 st, 2012.
The
girls in 111-20A are seeking to be compensated for rent, food and cleaning
supplies as a result of their having to relocate to accommodate the
repairs. The trustees do not want to
set a precedent of offering to reimburse them since they have not filed a claim
under their homeowner’s insurance policy. Sheryl’s unit sustained water damage
prior to the roof being replaced and did not look to the association for
compensation. They should look to their landlord for
compensation.
The association filed a claim for
damage with the master insurance policy and received compensation to help
defray the costs of making the necessary repairs.
Pam suggested, and the board
agreed, that replacing the rear courtyard, drainage work and removal of the planters that is allowing
moisture to seep through the brick wall in the living room of 111-20-A should be prioritized. The trustees voted to accept the revised proposal from Cappuccio
Construction for the sum of $15,100 to include the removal of the
planters. The trustees are also
entertaining replacing the wrought
iron fence around the perimeter
of the building. Nino’s revised their
bid to include changing the design to $15,100 for a total of $30,200 to
complete both projects. Replacing the
fence around the perimeter will be deferred until fall. The trustees will discuss a possible
assessment of one month of double condo fees to defray the cost in order to
complete both projects this year.
OLD
BUSINESS
Jeff stated that he had a
contractor in his unit regarding the moisture infiltration who was of the
opinion that the windows were not a contributing factor. Jeff is awaiting a proposal to paint and
repair the walls.
Touch up paint building
107 and wall/carpentry repairs in basement of 107. The trustees opted to defer this until
September after the moving season is over.
Sheryl had company over
the weekend who suggested a carpentry repair to the front door to allow it to
close. The guest stated that that too
many screws have been placed in the door and that sections of new wood need to
be cut out and re-glued to reinforce it so it will close properly. The North Bennet Street School was
suggested as a possible source. Pam
stated that this is a “trade school” and that most likely the students would
not have insurance. Pam to contact a
contractor who bid to replace the doors last year for a proposal.
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
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