Minutes of the Trustee Meeting

Queensberry Condominium Trust

July 23,  2013

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, July 23, 2013, 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 participated via telephone

David Sherf  and Michael Grappo were not present

Pamela Pendias , Modica Associates  

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

FINANCIAL REVIEW

The June financial report was sent out electronically in advance of the meeting.  The balance sheet as of June 30, 2013,   reflects $8,722 in the operating account and $67,519 in reserves.    With the exception of one unit owner, everyone is current with their condo fees.   As of June 30th, 2013  the association has a net profit of $2,267 for the month and a net profit of $3,194 thus far six months through the fiscal year.   The association is current with all operating bills.    

OLD BUSINESS/MAINTENANCE ISSUES   

Dumpsters on site – The addition of an extra (2) yard container has alleviated the trash over flow issue.   Sheryl noted that the area under the dumpsters is not consistently clean and often times there is debris caught behind and under the containers.   Pam stated she would speak with the maintenance crew concerning this.

It was noted that often times, trash is found mixed in with the recycling containers.   Pam suggested circulating a memo but the consensus of the trustees was that a memo would not do any good.   It was suggested that we simply discontinue recycling altogether but Pam stated that would result in the City curtailing trash pick up that would result in the association having to pay a private trash removal company.    Thus far the building has not be cited for recycling violations and the City has been emptying the containers.     

The vendor needed to have the carpet sent out to be bound in order to finish laying the carpet on the stairs.   Jeff noted that the carpet was being installed differently on the stairs and was not pleased stating that there was no edge exposing the wood stairs.   Pam questioned this since the carpet was being sent out to be bound to allow for this.    The carpet installer advised that the installation should be complete by Friday, July 26th.   The association has not paid any monies as a deposit for the carpet.  

Signs “Please Keep Gate Closed: have now been put on all gates.   Ning and Jeff believe they have made a difference.   

NEW BUSINESS

The association has a new landscaping company this year, Green Pea Urban Gardens.    Although this vendor will probably cost more money than the budget allows, Pam will work with the vendor to keep down the costs.   Pam suggested  that the trustees may want to consider purchasing some perennials, that would be an investment since they would come up year after year and add some color to the garden.   The trustees agreed to allow Peggy

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7-23-13

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Prentice to purchase  perennials of her choice, to embellish the garden at a cost not to exceed $300.

MISCELLANEOUS OTHER BUSINESS

Pam told the trustees that she had recently received Final Notice from the Water Department regarding the lack of a back flow prevention device in building 107.    Ning and Jeff did not recall this being discussed.   Pam stated that she had sent the trustees the original notice when the building was cited in May.    Sheryl checked her old e-mails and found that the trustees were notified of this requirement .    Pam told the trustees that this would be costly and would obtain estimates.

On a positive note, the vandal responsible for breaking the glass in the door in the spring will be reimbursing the association $600, for the cost the association incurred for cleaning up the glass on the weekend and replacing it.  The courts indicated that the defendant must repay the sum in six months.                 

There being no further business, the meeting adjourned at 7:10PM.  

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

May 29,  2013

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 Wednesday, May 29, 2013, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Michel Grappo , Ning Hernandez, Sheryl Kelly and Jeff Schwarz , Trustees

David Sherf were not present

Pamela Pendias , Modica Associates 

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

FINANCIAL REVIEW

The April financial report was sent out electronically in advance of the meeting.  The balance sheet as of April 30, 2013,   reflects $4,080 in the operating account and $64,804 in reserves.    With the exception of one unit owner, everyone is current with their condo fees.  

Due to the meeting taking place very late in the month,  Pam furnished the trustees with a balance sheet as of May 29^th, after all bills had been paid, reflecting $5,980 in operating and $64,804 in reserves.    The owner of the delinquent unit has listed the property for sale so the association will be receiving the aging receivable amount of $2,665.    The association has no aged payables and the reserve account has been funded in accordance with the budget. 

OLD BUSINESS/MAINTENANCE ISSUES  

Dumpsters on site – the association purchased an additional dumpster and had another dumpster repaired.    The area seems to be much cleaner.    The addition of an extra (2) yard container has alleviated the trash over flow issue.

Self-Closing Mechanisms for (3) rear gates.    (3) different lock companies were approached regarding the installation of a self-closing mechanism to ensure that these gates are closed and locked.    More often than not the gates are left wide open.    All (3) companies indicated that it would be expensive and require an iron worker to weld something on to the gate so the door closer could be mounted.    Since the closer would be exposed to the elements, there would be no warranty or guarantee on the work performed.    The trustees agreed to abandon the idea of a door closer and requested that signs be mounted on the gates stating “please keep gate closed” as an alternative.

Carpet Installation – the trustees have made a carpet selection,  Patcraft Famous Last Words II #IO147 Results May Vary # 47500.   The carpet has been ordered and will be installed shortly.   The vendor, Bradford Carpet, has indicated that he will need to apply “levelastic” to the cracks in the concrete that will add an additional $800 to the cost of replacing the carpet.    One of the trustees expressed  concern with the hallway in building 107 that leads down to the laundry.    It was decided that the trustees walk over after the meeting and evaluate the situation.   Modica is also obtaining a proposal from a contractor to better level the floor in this area.   Once received it will be forwarded to the board so a decision can be made and the carpet installed. 

NEW BUSINESS

There had been discussion about replacing the mailboxes.    Pam provided (2) proposals to replace mailboxes in both buildings.  Total Security $3,723.75, SRV $4,363.88.     The consensus of the trustees was that it was too costly a project to entertain.   

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The last order of business was Landscaping.    Both Ning and Sheryl were in favor of accepting the proposal furnished by Peggy Prentice of GreenPea Urban Gardens.    Jeff noted that total outlined in the proposal exceeds the budget allocated for landscaping.     Pam to work with Peggy to work within the budget.     Sheryl reminded Pam to follow up with Peggy on her offer plant the urns out front at no cost to the association due to the length of time it took to obtain the proposal.

Michael Grappo stated that he would not be able to meet on Monday’s during the summer.    The next board meeting will be Monday, July 15^th, 2013.  

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

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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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

Flowers

This weekend a few trustees combined their resourses and got together to plant a few flowers in front of our buildings.