Highview Condominium II
Board of Directors - Meeting Minutes
February 23, 2010, 7:30 p.m.

The fourth meeting of the 2009-2010 Highview Condominium II, Inc. Board of Directors was called to order at approximately 7:40 p.m. by Stacey Cohen, President.  

Board members in attendance:  Robert Boynton, Joseph Cann, Marjorie Cannon, Stacey Cohen, Nora Colford, Natalie Hendrix, Angelo Morelli, and Joseph Skonieczny.  Board member Michael D’Angelo was available by phone.  Linda Romolo attended from Wentworth Property Management.  

1)   Minutes:  Minutes of the January 26, 2010 meeting were approved.  

2)   Maintenance update from super:  Chris Brighina joined the meeting to report on building maintenance items and concerns.  

3)   Financial Report:  

      a)   Unit Owner Arrears.  Status of legal actions were discussed.  

      b)   Operating and Capital Reserve Account balances were reviewed.  

      c)   Audit for FY2009:  The FY2009 audit has begun.  Wilken & Guttenplan should be scheduling time at Wentworth’s office to conduct sampling.  Romolo was requested by D’Angelo to follow-up.  

4)   Legal Report:  

      a)   Rules & Regulations (fines):  At the suggestion of management, the Board approved an increase in second violation of all $100 rules to $250, for repeat violations within a six month.  A first offense will remain $100.  Depending on the type of violation, unit owners are typically warned prior to a first fine.  This decision extends the January decision concerning second offenses for noise violations to all other $100 violations.  

      b)   Rules & Regulations (new rule):  The Board approved a new rule requiring unit owners and tenants to carry liability insurance.  The rule (#25)reads:  “All unit owners and tenants must maintain a condo insurance policy (i.e. renters/homeowner's insurance) to cover their potential liability to surrounding units and common property for damages caused by their negligence, improperly maintained installations, or any other failure sourced from within their unit or personal property. Proof of active coverage is to be provided to management.”  Management will send a letter to unit owners informing them of the new rule and requesting compliance.  

      c)   Repair of damage common property:  Unit owner completed replacement of damaged unit entrance door (common property).  

      d)   Local Law 11 façade inspection (cycle 6):  Romolo still in process of re-submitting the Cycle-6 engineering report for Local Law 11.  

      e)   Unit Leases:  Romolo indicated that all unit owners are currently in compliance with Highview’s lease approval and renewal requirements.  

      f)    Management contract renewal:  Contract for Wentworth Property Management being reviewed.  Will require board approval prior to signing by President.  Romolo will distribute contract for review/discussion.  

      g)   Laundry room contract renewal:  Contract for CoinMach being reviewed by management.  There was no further discussion.  Will require board approval prior to signing by President.  Romolo will distribute contract for review/discussion.  

6)   Building Repair & Maintenance Report:  

      a)   Exhaust fan system:  Ventilation contractor will be inspecting the non-functioning line and making repairs once blockage is located.  

      b)   Wall shift/crack:  Romolo will get contractor estimate.  

      c)   Semi-annual smoke detector replacements and unit inspections:  Chris Brighina reported that the last three units complied with fall 2009 unit inspection and smoke detector replacements.  As April/October task, Brighina will conduct same in April.  

      d)   Replacement/upgrade of exterior and lobby lighting timers:  Chris Brighina and Joe Cann reported that they had reviewed other estimates and repair options.  Chris Brighina will schedule work with contractor next week.  

      e)   Parking lot: repairs:  From the September board meeting, Linda Romolo was to get bids for parking lot sealing and resurfacing for the board’s information and future consideration.  Romolo had no bids at this meeting.  

      f)    Plumbing break in drain pipe:  Plumber has been called to visually inspect the line with camera.  On account of the winter weather, plumber cancelled appointment and is being rescheduled.  

      g)   Garage door operation:  Overhead door does not automatically stop and reverse when encountering an obstruction in its path while closing.  Contractor has confirmed situation and suggested repairs.  Boynton and Brighina will work with Romolo for recommendations and estimates.  

      h)   Entrance area tile cracks:  There was no update at this meeting, but Romolo will get estimates.  

      i)    Lobby ceiling:  Brighina has cleaned ceiling scuffs.  No sample of current paint to match.  Tending to snow and ice removal has delayed replacing access panels.  

      j)    Plumbing repair:  The leaking sprinkler head in the laundry room was repaired today.  

      k)   Telephone pole damage:  Romolo was asked to follow-up with the City concerning the damaged telephone pole as a risk to building property and residents.  Verizon and ConEd both indicate it is the other’s problem to remedy.  It was noted that both Verizon and ConEd have transferred their equipment to the new pole and that the only equipment still attached to the pole seems to be the street light.  Board suggested Romolo call 3-1-1.  Board members agreed to all call 3-1-1.  

      l)    Carpeting replacement:  Romolo and Cohen investigating replacement of damaged carpeting.  

      m)  Fire Escape repairs:  Romolo has contracted for repairs.  

      n)   Elevator repairs:  Inspection by VSA has resulted in a list of repairs.  

The meeting adjourned at 9:15 p.m.  

Minutes submitted by Robert Boynton, Secretary.