Highview Condominium II
Board of Directors - Meeting Minutes
June 24, 2014 7:15 p.m.
The eleventh 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 Nora Colford,.
Board members absent: David
Cutler, Natalie Hendrix, Michael D'Angelo and Joseph Skonieczny.
Maria Arzano attended from Wentworth Property Management.
1)
Minutes: Minutes of the May 27, 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 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 future 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
g)
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. Handful of
inspections remaining. Board
requested names in order to assist.
h)
Compactor room clean-up:
Continuing discussion.
i)
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. No
update.
j)
Board will resurrect the Maintenance Committee to inspect building weekly
with managing agent.
3)
Financial Report
a)
Unit arrears: Board
reviewed unit arrears with managing agent.
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.
No update.
d)
Special Assessment and/or Building Loan:
Comprehensive listing of repair and replacement estimates continue to be
gathered. No update.
e)
Operating and Reserve account balances:
Not reviewed. At last
discussion, Capital reserve total down to approximately $147,000.
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: No update.
e)
Building damage from traffic accident:
No update.
The meeting was adjourned at
approximately 9:00 p.m
-
Minutes submitted by Robert Boynton, Secretary.