BOARD OF DIRECTORS
WORKSHOP MEETING
NOVEMBER 22, 2005

BOARD MEMBERS PRESENT: Michel Pytlarz, Marge Trani, Carlos Rosende, Tom Puntillo

Absent: Tony DeCesare,

Michel brought meeting to order at 7PM

Marge began by reading the minutes of the Oct. 4^th meeting.  Minutes approved.

Michel spoke about “on going” problems with the mold.  Since this last hurricane, we have to have the roof vents replaced as they we either damaged or destroyed and the vent companies that came to quote us have all said the large vent on the roof for the hallway venting should not be there, since this is one of the causes of the mold problem.

Trees have been replaced that were taken down by the hurricane.

WATER DAMAGE:

Nassau House has received the monies from the insurance company for the hot water damage.

Marge continued then by reading the minutes of the special meeting of October 31, 2005 on the hurricane damage.  Minutes approved.

TREASURERS REPORT:

Carlos stated that the balance of the special assessment account is $249,501.06.  All assessments have been paid. Checking account is $58,077.11.

FLOOD INSURANCE:

Michel said that the estimated value of our building is $18,000,000.  This includes our foundations and without foundation it is $16,000,000.  Coverage for flood is now $11,000,000.  Michel suggested this to rise up to 80% to give us coverage of $14,000,000.  Actual increase cost is $1,000.00.   The quote for the insurance is $7,951.56.  Nassau House was under insured before now.   Michel made a motion to accept the proposal and Marge seconded to accept the assets flood value.  

GENERAL INSURANCE:

The board reviewed the general insurance policy given the fact that we do not have much of a choice on this has approved.   There will be 9 payments of $7,000. +Or -.  Marge made a motion to accept this insurance and seconded by Tom.

UPDATE ON ROOF:

As of this date it appears that all the holes have been sealed and no further leaks have been reported.  All necessary repairs have been made.  Our attorney is now rewriting the contract for the roof.   There is some electrical work to be done on the roof plus the fan replacement.   80’ of conduit needs to be replaced.  Michel is waiting for bids on electric and the fans.  Michel is also waiting for our insurance agent to come and take a good look at the building with all the damages.  He did come once and has to come again and do a final inspection. “All depending on the insurance if we meet our deductible.”

FLOOD --HEAVY RAINS AFTER HURRICANE:

Due to the damage from the flood after the hurricane, again we are waiting for the insurance company to let us know what is covered by the Nassau House and how.  We have a bill from “Flood Wizard” to extract all the water at a cost of $32,000. If it goes to each individual owner it is about $5,000 more.

DIRT AND LEAKING ON SIDE OF BUILDING:

Bell Painting has given us a bid for the pressure washing of building and repair of the leakage on East side of building stairway of $30,000.00.  This again we are not sure if we are covered with insurance for this.

TREE DAMAGE:

Due to the hurricane many of the trees were uprooted and damaged.  3 trees have been replaced and as of now it seems many of the palm trees are going to come back and be ok.  Any and all landscaping is not covered with the insurance.

PAVERS:

Michel has met with the paving company and they will come out and power wash the pool area and re-sand and seal the area.  The remaining pavers are on order and waiting for delivery.  The manufacturer has been closed for 3 weeks due to the hurricane.

COVENANT ENFORCEMENT COMMITTEE:

Committee met with the owner of 802 and a fine has been given.  Owners must obey the Rules and Regulations of the Nassau House. 

2006 BUDGET:

All board members have a copy if the spreadsheet on expenses of building showing the budget as listed each month.  The copy now is for the end of October. Board to come up with ideas on how to adjust the budget for next year on the increases/decrease of each item.    Some items such as utilities are going up; also the city water is going up 8%.

Insurance went up a minimal amount.

NORTH WALL:

Doris to contact the developer to see when they will finish doing the repair work.

OPEN TO FLOOR:

Alice Topalian asked if all owners have to have pest control in their unit.  Answer is yes.

All unit owners must leave their key with the office for emergency purposes.  As of now there are 3 units who do not leave a key with the office.

Ken Lynn spoke up about the cleaning of the common areas.  Ken feels that some of the rugs and catwalks are not being done. Tom also spoke up about the interior maintenance being a problem.  Board to speak with the employees.    Board feels that the carpets need to be replaced due to mold.  The catwalks may have to be repainted.   Owners must take control of the contractors that work here to clean up the areas that they are working on.  It is not the responsibility of the maintenance staff to clean up the rugs and catwalks due to the negligence of the contractors.

LAWSUIT:

The office has received a letter from an attorney who claims his client fell on the rear sidewalk and has injured himself.   Doris has forwarded the complaint to our insurance company.

Meeting was adjourned at 8:30 PM