Highview Condominium II
Board of Directors - Meeting Minutes
May 3, 2016 7:30 p.m.
The ninth regular meeting of the
2015-2016 Highview Condominium II Board of Directors was called to order at
approximately 7:30 p.m. by Sindhu Mathew, President.
Board members in attendance: Robert Boynton, Joseph Cann, Marjorie
Cannon, Bernard Davis, Joan Desantis, Rosanna Fernandez, and Sindhu Mathew.
Board members absent: Michael
D'Angelo and Madalina Rauscher.
Marissa Zinnanti attended from Carriage House Property Management.
1) Minutes:
Minutes of the 03/22/15 board meeting were approved.
2) Building Repair &
Maintenance:
a)
Front entrance refinish of doors/windows bids:
South Shore Glass scheduled to install lobby glass and doors this week.
b)
Garage floor: Cracked
repaired today by Milano. Awaiting
sealant bids for spring/summer work.
c)
Spring unit inspections:
Super has started Spring 2016 unit inspections and smoke detector battery
replacements.
d)
TV antenna: Repair
completed by Quality Antenna.
e)
Property survey:
Survey completed to determine 830/850 boundary in advance of sidewalk
replacement.
f)
Front Island shrubbery lighting:
Electrical contractor anticipates completing project on Saturday.
g)
Water infiltration /masonry repairs: Completed on north end of
building (all three sides of "C" line units) and front ("A" line).
Contractor still to address leaks in "G" and "E" lines.
h)
Front shrubbery area:
Board approved $400 labor plus cost of 6" diameter pressure treated landscape
logs for Musa to terrace area.
i)
Stairwell painting: Board approved bid of $3,600 including labor
and materials for Musa to repaint stairwell wall, ceiling, and floors.
All work to be performed outside of normal work hours.
j)
Compactor room - toilet installation:
Design work by Salamon Engineering completed and approved by City.
Plumber being scheduled per their
previously approved bid.
k)
North-sidewalk, northeast-front sidewalk, service stairwell, and
various curb and flag replacements:
Management has received bids, but specs from contractors not all the
same. Boynton will review specs with
Marissa so she can ask contractors to clarify their bids.
l)
Elevator: Slade
Elevator bidding on elevator cab renovation.
Slade recommended consideration of mechaniocal upgrade on account of age.
Board requested Marissa review when VSA last evaluated condition of
elevator's mechanical systems. Board
also asked management to seek additional vendor to bid of cab renovation.
m)
Stairwell and hallway signage:
Sindhu and Rosanna selecting new stairwell and Lobby signage.
Signage to include warning for opening of stairwell door at Lobby (both
inside and outside of stairwell), signage on all floors to indicate units left
and right of elevator, no soliciting, and management contact.
k)
Wallpaper and carpet replacement:
Contract signed. On hold
pending building loan.
l)
Electrical back-up - generator system:
Awaiting completion of design work by Salamon Engineering.
m)
Security upgrades/repairs:
Remainder of repairs holding pending building loan.
p)
Parking lot resurfacing:
No update.
b)
Time Clock operation:
Management asked to begin using the Time Clock to monitor weekend super's hours.
f)
Stairwell door - broken glass:
Cracked window pane on first floor fire door being replaced.
3) Financial Report:
a) Account balances:
Reviewed.
b) Unit arrears:
Board reviewed unit arrears with managing agent.
c)
Building Loan: Empire
State Bank approved $400,000 building loan on
03/30/16.
Letter sent to unit owners on 04/11/16 providing 30-day notice and
decision forms. According to the
approval, Empire was only able to provide two loan options to unit owners
instead of the initial three options requested.
The two options available to unit owners are total pre-payment of unit
share by 05/13/16 or participation in full 5-year loan.
d)
Audit for FY2015: Work
on the FY2015 audit by Louis Picaro of Sciarrino Kindya & Co. and Financial
Solutions Group continues.
e)
Monthly financial reporting:
Financial report format discussed.
Still needs to reflect budgeted versus actual by cost center for month
and YTD, as well as budgeted funds remaining in various cost centers.
Progress, but not adequate.
Boynton will discuss with
Madalina Rauscher (Treauser)
so she can follow-up with Management.
4) Legal Report:
a) Unit liens:
Discussed.
b) NYC code violations:
The 2012 DOB building violation remaining open/active.
Awaiting engineering report by Salamon Engineering to satisfy compliance
c) Lease compliance:
Violations and monthly fines reviewed.
d) Insurance compliance
(leased units/tenant coverage):
Violations and monthly fines reviewed.
e) Insurance
compliance (owner coverage): No
report available from management.
f) Insurance claim:
Possible claim against the building discussed.
Not certain whether claim is against 830 Howard Ave. or 850 Howard Ave.
No update.
g) Contact information for
unit 3-D and 4-G: Discussed
status of emergency and legal contact information reviewed.
Management locating NYC's tax mailing address for unit 4-G and haqs sent
Certified letter requesting response.
h)
Water conservation - NYC initiative.
5) Summary review of
meeting's action items: Not
reviewed.
The meeting was adjourned at
approximately 9:30 p.m. Minutes
submitted by Robert Boynton, Secretary.