Minutes of the Trustee Meeting

Queensberry Condominium Trust

October 22, 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,  October  22,  2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

 

Those Present:  Michael Grappo, Ning Hernandez and Jeff Schwarz , Trustees

Sheryl Kelly called in to the meeting

David Sherf was not Present

Pamela Pendias , Modica Associates 

 

The meeting was called to order at 6:35 PM.  

 

FINANCIAL REVIEW

 

The September financial report was sent out electronically in advance of the meeting.  The balance sheet as of September reflects $29,113 in the operating account and $43,104 in reserves.    The association has collected $600 in fines (trash left in common area) and $2,150 in move-in fees this year.   Jeff asked what the $6,000 capital expense was for the month.   Pam replied that it represented the requisite deposit paid to Nino’s Iron Works for material associated with fabricating the wrought iron fence.   Sheryl asked when the fence was going to be installed.    Pam stated that she checked with Nino who advised that it should be ready in 3-4 weeks.   Jeff inquired about the invoice for EZ Disposal Service.  Pam said it was for bulk pick up associated with the moves on September 1^st , 2012.   There were two pick ups Saturday, September 1^st and Monday, September 3^rd, 2012.   Michael noted that move-in fees collected covered this cost. 

 

OLD BUSINESS  

 

Touch up painting will take place shortly.   Painters have been busy working outside since weather permits but needs to get done, especially work in the basement of 107 where molding is missing.    

 

Pam suggested having the carpets cleaned,   Consensus of the trustees was that the carpet did not look dirty and to hold off until spring.

 

NEW BUSINESS

 

The work in the rear courtyard has now been completed.    Everyone is pleased with the appearance and believes it is a great enhancement to the property.    The fence should probably be painted in the spring that runs along the courtyard between the two buildings. 

 

The wrought Iron Railing is being fabricated and will be installed in the next 3-4 weeks.

 

Ning asked about RCN.   Pam stated that she had met RCN at the building and would inquire as to the status of when residents could begin to avail themselves of the service. 

 

 

Minutes of the Trustee Meeting

10-22-12

Page Two

 

 

One month of double condo fees is being collected this month, to defray the cost of the two capital projects, courtyard drainage and replacement and wrought iron railing to cost a total of  $30,200. 

 

Ning asked about the budget Pam had drafted for next year.   Pam said she would up-date the “draft” budget with month end figures from October for the board to review and approve at the meeting next month. 

 

MISCELLANEOUS OTHER BUSINESS

 

Sheryl noted that the area around the dumpsters was very dirty with lots of trash on the ground and that they did not have covers.   There are (3) three (2) CY dumpsters that have covers on two sides.   One dumpster has covers on both sides, two of the dumpsters are missing a cover on one side.    This has been talked about before – replacing a cover will cost about $400 and is not cost effective.   A new dumpster costs approximately $1,800.    Pam suggested that over the weekend, more people are at home and perhaps cleaning up their apartments taking out trash etc.    The trustees will monitor the area.

 

Sheryl suggested that new “water hog” entrance mats should be purchased for the front foyers of the building.   The trustees agreed to purchase two (2) black “water hog” mats.   Michael suggested 3’ X 5” so they wouldn’t get hung up on the front door that swings in.  

 

Sheryl asked about the A/C Memo.    Pam said it was posted at the building and would go under all the doors this week.  

 

Sheryl stated that the area underneath the windows in her livingroom is moist and that the entire wall will need to be replaced.    Pam met with the Mason and Jeff in his unit a few weeks ago and that the mason caulked around all the windows in Jeff’s unit.    The exterior façade of the building is in tact and the mason was certain not allowing moisture infiltration.   Pam suggested that the mason check Sheryl’s unit.   Michael suggested that Sheryl remove the wall, since it needs to be replaced anyway, and monitor the area.   There could be residual moisture trapped within the bricks which has been evidenced by efflorescence on brick walls seen in other units.    

 

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

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.

Minutes of the Trustee Meeting
4-23-12
Page Two

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

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

March 16 Meeting

Attending:

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 information
111 Mail Room for general information

Second Means of Egress
Item complete.

Window Replacement
The unit (111-2) has the correct panning. MA to send another letter to Hadco to demand the rest of our money. What can we do to prevent this situation from happening in the future? --In the future we will only reimburse owners for window panning once the work is complete and the panning is to spec.

107 Laundry Room Floor
We had bids from multiple places: Vogt & Company (wood floor), and Capuccio Construction (bid for mud floor after we provided the spec, recommended by Dave Modica).

Capuccio Construction bid included adding a layer of concrete onto the foundation, tile on top of that (as opposed to laying tile on an elevated floor), as well as removing the wall behind the washing machine, and replacing it with a water resistant green dry wall. When the wall is removed, Dave Modica and the plumber will inspect the plumbing and electrical hook ups behind that wall.

MA to request a reference for Capuccio before the next meeting.

Consider moving the vent such that the hot air does not blow on the Emerald Arborvitae.

Deformation Monitoring Points (DMPs)
The board wants to have all the DMPs checked this year (both the new and the old ones), and afterwards the board wants to have all the DMPs checked every two years. Item complete.

Torn carpet in basement
A patch was added. Item complete.

Landscaping
Malkasian provided a bid for mulching ($800) and for maintance ($1320), which is in our budget. Beyond maintenance, no landscape improvements can be made right now because the association has no money. The board will meet with the landscaper in April to decide what new plantings to make so that the landscaping work can start once the funds become available.

Terrazzo Sidearms Need Repairs
MA needs to find companies that do casting within 6 months. DM suggests to make a simple repair for now just so that there is no big gash. Might get a year out of the patch. In 2001 it was about $20,000 to do both buildings side arms. For the patch, it will be impossible to get the same aggregate. MA to get a price from a mason for the patch.

Water Damage/Leaks Due to the March 15 Storm
Multiple units have water damage from leaks from 3/15/2010 Noreaster. Units involved are 107-5, 107-10, 107-15, 107-18. Another unit in 107 has damage around the door (unit 107-?). The side of the door this unit is sheared, so there is possible serious structural damage. The contractors were working on it on 3/16/2010 already. They should take out a part of the wall above the unit door to see if there is more structural damage. MA will do the walk through with a mason and the roofer to assess the damage and to determine the cost to fix, and to see if the cost to fix will be over $15,000.

Repolishing Wood on the Front Doors
Polishing the front doors (note that this is not the same as restoring the lobby) has been put on hold due to low cash flow. Modica has previously received several bids for this work. One high end bid was for ~$3600 per door; another bid from Summer Painting was ~$850 per door.

Miscellaneous:

• A work order for the lentil sitting in courtyard was issued to be moved to the boiler room. Please let MA know if the lentil is still in the courtyard.
  Lentil is still in the courtyard.
• 111-11 has a AC unit that is in too early. MA to send a letter to the owner.
• MA to check if there is any money from the city available for dealing with the building settling due to the ground water issues.

Agenda for April:

• Brainstorm the capitol repairs. Wish list for the capitol repairs to be done by June.
• Brainstorm ways to raise income for the association (e.g. increasing fine fees, etc.)

These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.

Status Update Since September

Distribute to:

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

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Second Means of Egress
Same.

Window Replacement
Hadco paid $375 of $825 deposit they took for panning, $150 per each window, 3 in total, and that was cost to Hadco. So the refunded was $375. MA does not think that we are going to get anymore money from them. What does the association want to do?

107 Laundry Room Floor
The board and MA exchanged many emails about what the specs for the work should include, and what a reasonable price for the work might be relative to what a contractor is proposing. The latest info to be discussed during the next trustees' meeting.

Deformation Monitoring Points (DMPs)
MA checked with Dave Modica and he suggested checking every two years with the existing DMPs and every year for the new ones. However if new construction is going to continue on Boylston, the board may want the existing DMPs to be checked sooner.

2008 Financials
The financials on the masonry project costs were mailed out to the owners in January. Item complete.

Torn carpet in basement
Same.

Landscaping
Moving the vent would be tied in with fixing up the 107 Laundry room. At that point, it would be investigated if vent can be moved or positioned such that it still vents properly but avoids blowing on the Emerald Arborvitae.


111 Laundry Sink Tap Is Leaking
Item complete.



Terrazzo Sidearms Need Repairs
The work cannot be performed during colder temperatures. MA did have Chicarelli look at them. Chicarelli needs spec #’s of casting finish. MA not sure if DePaoli will respond as Assoc. did not pay in full for work as Board was not satisfied with the work. MA to contact DePaoli to see if will provide any info.



Miscellaneous:

• A work order for the lentil sitting in courtyard was issued to be moved to the boiler room. Please let MA know if the lentil is still in the courtyard.
• 107 Outdoor glass has been replaced. Item complete.
• Front doors polishing is put on hold due to low cash flow.

These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.

September 15 Meeting

Attending:

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

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

Second Means of Egress
Logan Grates has been given the go ahead and is in the process of making the grates. They will be in touch with MA when the grates are ready for installation.

Window Replacement
MA sent another letter to Hadco Window and Door on 9/3, but has not had a reply.

107 Laundry Room Floor
Vogt & Company (the carpentor/vendor whose proposal the association is considering) warns that roll-out/linoleum type floor is pourous, and if there are leaks, the floor maybe severely damaged or destroyed. The carpenter discussed the issue with Dave Modica, and both recommend installing tiled floor. DM estimates that the price difference between tile and linoleum may be over $1000, and the linoleum floor should last for several years. MA to get an estimate on both tile floor and linoleum floor to see what the actual cost may be and what the actual difference in price is. Plumbing is to be inspected when the floor is removed. DM requests that the material to be used for the subfloor is specified in the proposal.

Deformation Monitoring Points (DMPs)
Work has been completed. MA has the report, and the board has reviewed it. MA to ask David Modica to determine when the next time should be for checking the DMPs--two years, or possibly 6 months/1 year for the new DMPs.

2008 Financials
DM would like the cash flow report, sent out to the owners, to show clearly why the association experienced the net loss even though the income from the temporary fee increase collected more money than required for the masonry repairs. DM will email the changes to MA, and MA will mail the information to the owners.


Jim, BG and Corinne will work together to correct the 2009 cash flow report, but will not hold up the mailing to the owners for that.

Torn carpet in basement
Same.

Landscaping
The proposal has been submitted to MA for the board to review. Currently, one Emerald Arborvitae plant in front of the 107 laundry vent is not healthy, probably due to vent, so replacing it, as the proposal suggests, will not resolve the issue. MA to ask the landscaper how that problem can be resolved.


The cost of the materials and labor proposed is $2000. Due to lack of finances to do this work right now, MA to ask the landscaper if the work can be postponed till next spring.

111 Laundry Sink Tap Is Leaking
The threads on the tap are stripped, so the facet handles have to be replaced. Dave Modica estimates the cost to be $200-$250.

Terrazzo Sidearms Need Repairs
107 sidearms are crumbling and falling apart. 111 sidearms also have problems, but are not in as bad shape as 107.

Miscellaneous:

• Extra lentil sitting in the courtyard. MA to ask Chicorelli about it. It should probably not be left there, and should at least be moved down to the boiler room for safe storage.
• Outer door glass been broken in 107. The glass needs to be replaced.
• Front doors needs polish

These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.