Highview Condominium II
Board of Directors - Meeting Minutes
September 23, 2014 7:30 p.m.
The twelfth 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, Nora Colford, David Cutler, and
Natalie Hendrix. Board members
absent: Michael D'Angelo and Joseph
Skonieczny. Maria Arzano attended
from Wentworth Property Management.
1)
Minutes: Minutes of the June 24, 2014
meeting were approved.
2)
Resignation & Appointment: On
account of the sale of her unit, Stacey Cohen resigned from the Board effective
08/26/14. By majority vote of the
full Board, Donald LaPalme was appointed on 09/22/14 to fill the vacancy.
Maintenance update from super: Chris Brighina
reported on building maintenance.
3)
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.
Plumber recently filed for certification and awaiting NYC inspection.
No update at this meeting.
c)
Local Law 11 - Cyles 6 & 7:
Arzano advised board that inspected successfully accepted by NYC without
additional actions required. Noted
that expediter hired by Highview in 2012 had not been paid and therefore copies
of final report had not been forwarded to Highview.
Questioned who was supposed to pay for expediter and noted that it was
reflected in Board minutes that the Board had approved hiring.
In order to resolve the Local Law 11 compliance
issues, involving two management firms, five successive managing agents, and the
City of New York sending most all of its correspondence to the previous
management agent, it was agreed that a professional Expediter for the situation
would be hired by the Board. Vote
re-affirmed and Arzano directed to pay J. Callahan Consulting Inc. for their
work.
d)
Hallways, Lobby, Elevator, and Entrance Area Renovation:
Management continues seeking designer
recommendations. Continued
discussion. Management scheduling
designers to attend future meeting with proposals.
No update at this meeting.
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.
Management getting estimates for a more
permanent repair. Will re-distribute
bids by email later this week.
g)
Fall unit inspections: Super
will begin Fall 2014 inspections next week.
He will post a sign-up for evening inspections.
Board will assist with owners unable to schedule.
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 a general daily maintenance log maintained by building
super). Noted that management is
responsible for assuring a daily maintenance log.
Highview’s performance guidelines document indicates the super's 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)
Maintenance Committee:
Per June meeting and numerous complaints about the building's daily maintenance,
Board's Maintenance Committee has begun accompanying managing agent for weekly
inspection. Committee will continue
to participate in weekly inspections until situation resolved.
Management to distribute reports on a weekly basis.
k)
Winter preparedness: Fuel oil
supply, de-icing supply, and snow blower maintenance discussed.
4)
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 2013. 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:
Completed. Requires approval
of the Board. Final draft to be
approved by the Board.
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.
5)
Legal Report:
a)
Local Law 11 facade inspection (cycle 6) and Local Law 11 facade
inspection (cycle 7): Per
Arzano, certification completed.
b)
NYC code violations: Continuing
discussion of five DOB and five ECB building violations indicated by City as
remaining open. 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. No update for Board since
05/13/14. Arzano will provide update
to Boynton later in the week.
d)
Insurance compliance: No update.
Arzano will provide update to Boynton later in the week.
e)
Building damage from traffic accident:
No update.
f)
Annual Meeting: Scheduled for November 18, 2014.
The meeting was adjourned at
approximately 9:00 p.m
-
Minutes submitted by Robert Boynton, Secretary.