Highview Condominium II
Board of Directors - Meeting Minutes
March 25, 2014 7:30 p.m.
The eighth regular meeting of the 2013-2014 Highview Condominium II, Inc.
Board of Directors was called to order at approximately 7:30 p.m.
Board members in attendance:
Robert Boynton, Joseph Cann, Marjorie Cannon, Stacey Cohen, and David Cutler.
Board members absent: Nora Colford, Michael D'Angelo, Natalie Hendrix,
and Joseph Skonieczny. Maria Arzano
and Laura
Mezzio attended from Wentworth Property
Management.
1) Minutes:
Minutes of the February 25, 2014
meeting were approved.
Maintenance update from super: Chris
Brighina reported on building maintenance.
2) Building
Repair & Maintenance Report:
a) Garage
masonry repairs: Masonry repairs by KES to two garage access plates
completed. Replacement of one plate
remains. French drain to control
water on floor near side entrance on hold as water leak causing condition may
have been corrected.
b) Installation
of backflow restrictor and water filtering: Filter
servicing problem corrected by plumber. Certifications
remain to be scheduled. Final
payment will continue to be withheld until NYC certification received.
c) Laundry
room: New dryers now accepting
5-minute payment additions beyond the initial 20-minute charge.
Uncertain whether vendor has added the remote monitoring from smartphones.
A credit of $5 is still to be issued for each unit owner as condition of
the renewal contract.
d) Hallways,
Lobby, Elevator, and Entrance Area Renovation: Management
continues seeking designer recommendations.
Continued discussion.
e) Entrance
area repairs: Management has
spoken with designer. Proposal
expected.
f) Garage
wall crack repairs: Leaks last
repaired in July 2002 by epoxy injection. Abbasi
believed to have been the contractor and there was a lifetime warrantee on
repairs. In last 1-2 years have
started leaking again. Super will
get estimates. Management will check
records for Abbasi Construction in
g) Television
Service repair: Television
antenna repair scheduled for this week.
h) Spring
unit inspections: Super will
schedule spring inspections. Inspections
include plumbing leaks, exterior water infiltration, and battery replacements.
i) Compactor
room clean-up: The compactor
room has been cleaned up and floor painted.
Arzano will tour with Board after meeting.
j) Maintenance
log books: Discussion of
maintenance logs (boiler maintenance/service log, boiler water testing service
log, and general maintenance log). Noted
that management is responsible for assuring a daily maintenance log.
Highview’s performance guidelines document indicates the written log is
to include: “all repairs performed, projects undertaken and/or completed,
building problems identified, resident requests, and rules violations.
When projects are completed, completion date should be noted in the log.
When projects involving residents are completed, residents should sign to
agree that work has been completed to their satisfaction.”
Management will share 2013 and 2014 logs at next Board meeting.
k) Proximity
reader keys: Reviewed that super
is to maintain an inventory of 10 proximity reader keys for unit owner and
tenant replacements.
3) Financial
Report
a) Unit
arrears: Board reviewed unit
arrears with managing agent.
b) FY2014
budget: Budget remains
unapproved. Laura
Mezzio reported that she is attempting to confirm where
auditor wants the additional $36,500 line item for Capital Reserve savings
entered in budget.
c)
Status of FY2013 Audit: In
progress. Waiting for FY2013 meeting
minutes. Meeting minutes have been
distributed by Board Secretary, but majority of board members have failed to
review several of the meetings for approval.
Secretary will re-distribute all FY2013 minutes.
No further update.
d)
Annual Meeting FY2013: Will
be scheduled as soon as FY2013 audit’s completion date is certain.
e)
Special Assessment and/or Building Loan:
Comprehensive listing of repair and replacement estimates continue to be
gathered.
f)
Operating and Reserve account balances:
Not reviewed.
g)
Condominium
Tax Abatement:
Process of applying for annual NYC Cooperative and Condominium Tax
Abatement was discussed. In the
past, management completed application. Changes
in the law for 2014 require all applicants to indicate units as their primary
residence. Individual Highview
owners who completed the NYC forms received their abatements.
Discussion as to whether management can apply on behalf of entire
building. Deadline has past for
current year and Arzano will investigate for next year.
4) Legal
Report:
a) Local
Law 11 facade inspection (cycle 6) and Local Law 11 facade inspection (cycle 7):
Certification has yet to be completed.
No update in over one year -- 06/26/12.
b) NYC
code violations: Continuing
discussion of five DOB and five ECB building violations indicated by City as
remaining open. Oldest open
violation is dated 11/11/08 and most recent dated 01/15/14.
Management believes that all violations were resolved and building is in
full compliance with City codes, however each past violation requires filing
with NYC of a Certificate of Correction. Management
recommended that Highview engage a consultant to resolve with City.
Highview has requested that management pay the cost of consultant for
resolving the open violations as all of the violations indicated as open are
dates attributed to their management term (01/01/08 to present).
As of this Board meeting, consultant has not been engaged.
Noted that this issue was first brought to management’s attention six
months ago at the 09/24/13 board meeting.
c) Lease
compliance: Arzano will compare
records with Boynton.
d) Insurance
compliance: All units believed
to be in compliance and Arzano reviewing. Arzano
will provide Board Secretary with completed Excel file of current expiration
dates for all units.
e) Building
damage from traffic accident: Insurance
claim in process. Estimate for
repairs received; including masonry work to corner of building, lawn sprinkler
system repairs, lawn repairs, electrical repairs, and replacement of bollard
lighting. Update provided and
insurance claim still in process.
The meeting was adjourned at
approximately 9:00 p.m
-
Minutes submitted by Robert
Boynton, Secretary.