Highview Condominium II
Board of Directors - Meeting Minutes
May 27 2014 7:15 p.m.
The tenth 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, Nora Colford, David Cutler, and Natalie Hendrix.
Board members absent: Michael D'Angelo and Joseph Skonieczny.
Maureen Gentile attended from Wentworth Property Management.
1) Minutes:
Minutes of the April 22, 2014 meeting
were approved by email.
2) Interior renovation:
Ronit Lapid of aRKay Design Associates joined the meeting with a proposal
for her services. Discussion
included replacement
of lobby flooring and furniture, hallway carpeting and wall covering, lighting,
and the elevator cab.
3) Resident complaint:
Unit owner of 4-A had requested ten minutes with the Board to discuss
noise complaint he had filed with management concerning loud late night music of
unit 3-A. His presentation was
provided in writing. On evenings of
05/23/14 and 05/26/14 music lasted to approximately midnight.
Offending unit owner has been fined and an additional warning will be
sent following this meeting.
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 as originally reported at 03/25/14 Board
meeting. Noted that these repairs
were approved by Board on 10/22/13.
b) Installation of backflow
restrictor and water filtering: Final
payment will continue to be withheld until NYC certification received.
Certification remains to be completed.
No update at this meeting.
c) Laundry room:
Vendor indicates that the smartphone app
is operational. Users will need to
go to Coinmach website for instructions which still need to be posted in laundry
room.
d) Hallways, Lobby,
Elevator, and Entrance Area Renovation: Management
continues seeking designer recommendations.
Continued discussion.
Management scheduling designers to attend June meeting with proposals.
e) Entrance area
repairs: Clarification since
last meeting that interior designer will not be involved with exterior design
work. No other update since
11/27/12.
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
h) Spring unit inspections:
Super working on spring inspections.
Inspections include plumbing leaks, exterior water infiltration, and
battery replacements. Indicated at
April meeting that they will be completed by May meeting.
Presently estimates they will be completed by June 6th.
i) Compactor room
clean-up: The compactor room
has been cleaned up and floor painted.
Arzano toured with Board after meeting and noted meter room violations on
account of storage and debris. Will
inspect after this April meeting for same.
Compactor room door was left open over weekend of 05/25/14 and residents
noted room to be unclean along and noted specific fire code violations.
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.”
Per March meeting, management was to share 2013 and 2014 logs at April
Board meeting. No reviewed at April
meeting. Not reviewed at May
meeting. Discussed that the boiler
maintenance log is absent.
k) Stairwell door
knobs/closures: Per previous
meeting, door knobs scheduled to be replaced by super this spring.
Not closing properly. Super
will complete in coming week. No
update.
l) Stairwell door
hinge: Hinge on new lobby-level
door is broken. Super will discuss with
vendor and have repairs completed.
No update at may meeting.
k) Garbage chute:
Garbage chute on third floor is broken.
Was replaced only a couple years ago.
Replacement approved. No
update at may meeting.
3) Financial Report
a) Unit arrears:
Board reviewed unit arrears with
managing agent. Management is
supposed to be turning over to attorney after 60-days with legal costs added to
unit owner account. Appears that
this is not happening. Example
noted of a unit account approaching four months overdue without any legal
action.
b) FY2014 budget:
Budget remains unapproved.
Treasurer Michael D’Angelo indicated he hadn’t seen draft since December.
Per last meeting’s budget discussion, Laura Mezzio was contacting Wilken
& Guttenplan in response to Board’s request for addition of a budgeted $36,500
Capital Savings required by previous vote.
No update.
c) Status of FY2013
Audit: In progress.
As requirement of the audit, all previous Board minutes approved and
submitted to auditor. Questionnaire
auditor requires management to complete, also submitted.
Boynton will contact auditor to determine completion date.
If complete, board will schedule meeting with auditor and then schedule
date for FY2013 General Membership meeting.
d) Special Assessment
and/or Building Loan:
Comprehensive listing of repair and replacement estimates continue to be
gathered.
e) Operating and
Reserve account balances: Not
reviewed. Capital reserve total
down to approximately $126,000.
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.
Discussed in detail at this meeting.
Wentworth’s Site Compliance officer now investigating.
No update at this meeting.
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.
Wentworth’s Site Compliance officer now investigating.
No update at this meeting.
c) Lease compliance:
Management reviewed records with board
secretary on 05/13/14 and reports that ten units are presently subject to
$500/month fines for failure to provide copy of a current lease.
d) Insurance compliance:
Although management reported at last
meeting that all units believed to be in compliance, review with Board on
05/13/14 indicated that only 31 (of 67) unit owners have provided declaration
page as proof of current home owner insurance and remaining 37 units are in
violation and subject to $50/mo. fines.
Followup required by management.
For leased units, tenants are also required to provide proof of coverage
and 21 units are currently in violation and subject to $50/mo. fines.
Noted that
insurance coverage is not just for unit's contents, but also for damage to
surrounding neighbors in situations such as any plumbing leaks from within
units. Previous example sited of a
bathroom leak causing extensive damage to the four units below with total
repairs exceeding $40,000.
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 at this
meeting that the insurance of Access-A-Ride’s bus had expired.
Access-A-Ride wishes to negotiate directly with Highview II management.
Agreed that Access-A-Ride should discuss with building’s attorney.
Building’s damage, repair estimates, and police report all document the
situation.
The meeting was adjourned at approximately 9:00 p.m
-
Minutes submitted by Robert Boynton, Secretary.