Highview Condominium II
Board of Directors - Meeting Minutes
September 28, 2015 7:30 p.m.
The second regular meeting of the
2015-2016 Highview Condominium II, Inc. 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, Joan Desantis, Rosanna Fernandez,
Sindhu Mathew and Madalina Rauscher.
Board members absent: Michael D'Angelo
and Natalie Hendrix Lombardo.
Siobhan Hickey and Marissa Zinnanti attended from Carriage House Property
Management.
1)
Board resignation and appointment:
On 09/11/15, Donald LaPalme resigned from the Board with the sale of his
unit. Joan Desantis was appointed to
fill the vacancy by a majority vote of the board completed by email on 09/22/15.
Her appointment will be valid until the next annual General Membership
meeting of unit owners at which time the position will be filled by election of
the General Membership.
2)
New Building Superintendent:
Musa Islami completed his 90-day probationary period on 09/08/15 and the Board
authorized his occupancy of apartment unit L-K.
He will be moving in by the end of this week.
3)
Building Repair & Maintenance:
a)
Fire escape - welding and painting bids:
The previous single bidder has removed himself from consideration.
Management seeking new bids and has found one wishing to bid on both the
welding and painting. Anticipate
formal bid later this week.
b)
Foundation crack repairs: Repair
bid was approved at August meeting and contractor, Tan Interiors, has received
deposit. Contractor is attempting to
coordinate with design engineer for the project, Salamon Engineering.
c)
Parking lot resurfacing:
Bid tentatively approved at August meeting., while questions remain
concerning milling process. Seeking
feedback from Salamon Engineering as four contractors each recommended different
work.
d)
Front entrance area sidewalk and pillar crack repair bids:
Bid received and discussed.
Will seek additional bids.
e)
Front entrance refinish of doors/windows bids:
Bid received for refinishing doors to original condition.
Boynton requested discussion with contractor concerning explanation of
process.
f)
Wallpaper and carpet replacement:
All A and B line bathrooms (floors 1-6) were inspected with the exception
of unit 3-A who has refused to provide access over six months of engineering and
management investigation.
Installation will move ahead and unit 3-A will receive legal notice that if any
water damage occurs in hallways, he may be held liable for cost of hallway
repairs. Noted that the contract
signed around February called for completion by July 1st.
On account of the delay caused by unit owner, there may be increased cost
of materials.
g)
Compactor room - toilet installation:
Salamon Engineering has reviewed board's initial plan and indicated as
feasible. Board approved $3,000 for
Salamon's design work, permits, filing fees, and final inspection sign-off.
Board approved Buttermark's construction bid.
h)
Electrical back-up - generator system:
Board approved $4,500 proposal from Salamon Engineering for design plans,
filing fees, etc.
i)
North-end sidewalk &stairwell repairs:
Board reviewed Salamon Engineering's recommendation and approved plan.
No charge by Salmon for their recommendation.
Management will seek contractor bids for the work.
j)
Garage - French drain at garage stairwell doorway:
Water problem inside garage door discussed.
Area often wet from draining/replacing building's
water supply filters. Super
attaching hose to drain pipe and need for French drain on hold.
k)
Garage - concrete failure near entrance:
Tabled for next meeting.
l)
Water infiltration reports:
Several units have reported exterior water infiltration in window areas.
Repairs will be coordinated with any additional situations determined
through fall 2015 unit inspections beginning next week.
m)
Security upgrades/repairs: Board
approved 09/24/15 proposal from Alarmingly Affordable for camera replacements,
additions, and upgrades totaling $15,185 (including labor and supporting
electronics). Fernandez and Boynton
recommended holding off on additional ~$5,000 and will work with Alarmingly
Affordable to revise contract accordingly.
n)
Television antenna servicing:
Building's antenna service not functioning properly.
Servicing by Quality Antenna has been requested.
o)
Maintenance Committee: Committee
was reinstituted at this meeting and inspection reporting form reviewed.
Cann will coordinate boiler related issues.
Marissa will review boiler log post and posted documents in boiler room.
p)
Boiler servicing and repairs:
Circulation pumps have been repaired by JVC Electric.
Plumbing repairs/leaks contracted with PAC to begin.
Discussed that the building needs a comprehensive boiler service
provider. Presently Starr Boiler
works on combustion issues, but not plumbing.
Cascade Water Treatment monitors water Ph balance.
System's circulation water system could possibly use flushing.
Review Salamon Engineering's report.
q)
Super's apartment: Ready for
move-in.
r)
Landscaping Committee:
Discussed dead tree, dead shrubbery, fall flower bulb planting, entrance area
bench, exterior lighting, condition of sidewalks, and other exterior landscaping
issues. Board resurrected
Landscaping Committee. Cannon will
chair. Members include Cannon,
Mathew, Boynton, Desantis, and Fernandez.
s)
Office computer:
Madalina Rauscher reported that the new computer has arrived and she will be
installing software this coming weekend.
t)
Elevator breakdown and emergency response by Slade:
Marissa reported that she has been trying to contact Slade to discuss
details of emergency telephone service responsibilities and compare to alternate
providers.
4)
Financial Report:
a)
Unit arrears: Board
reviewed unit arrears with managing agent.
As of 08/31/15, total is approximately $36,027 with liens presently on
several units and additional liens anticipated in months ahead.
Both CoinMach and T-Mobile (included in the $36,027 balance) are also
several months in arrears.
b)
Building Loan:
Comprehensive listing of repair and replacement estimates continue to be
gathered. Board Treasurer
maintaining a current list. Loan
discussions with banks beginning.
c)
Reserve Account:
Signers on the Board's Capital Reserve account have been updated to current
Board officers.
d)
Audit for FY2015:
FY20015 audit contract to be signed with Wilken & Guttenplan in
October/November.
5)
Legal Report:
a)
Unit liens: Management
will discuss status of units with building's attorney..
b)
Local Law 11 facade inspection (cycle 7):
Working with Salamon Engineering on fire escape repair bids.
c)
NYC code violations:
One DOB building violation indicated by City on their website as remaining
open/active. Management indicates
violation is from 2012 and will require an engineering report.
Board approved Salamon Engineering to conduct the 2012 report required by
NYC.
d)
Lease compliance: Presently one
unit in violation and receiving $500/mo. fine.
e)
Insurance compliance (owner coverage):
Discussed. Thirteen units
have no record of insurance coverage and an additional eleven have only
indicated coverage which has expired.
All 24 units in violation receiving $50/month fines.
f)
Insurance compliance (leased units/tenant coverage):
Discussed. Seven units have
not provided record of tenant insurance coverage.
All seven units in violation and receiving $50/month fines.
g)
Insurance claim: Possible claim
against the building discussed. Not
certain whether claim is against 830 Howard Ave. or 850 Howard Ave.
h)
Contact information for unit 3-D and 4-G:
Discussed status of unit and legal contact information.
6)
Summary review of meeting's action items:
Not reviewed.
The meeting was adjourned at
approximately 10:20 p.m
-
Minutes submitted by Robert
Boynton, Secretary.