|
|
|
|
NASSAU HOUSE
ASSOCIATION Board Members Present: Michel Pytlarz, Sandra DeCesare, Dawn Jenkins, and Patrick Robinson. Board Members Absent: Roy Regeski Owners Present: 2 Michel called the meeting to order at 7:40 pm Minutes of the 4/14/09 meeting read and approved. Response to Previous Minutes: We will be making an appointment with Rapid Rooter to clean out the main drains. We have received enough votes for the Amendment regarding hurricane protection to pass. Lease rider doesn’t appear to be legal, but there is an amendment in Senate to legalize renters being responsible for outstanding maintenance. Miguel said new Bug Off technician is doing a good job. Treasurer’s Report:
We have $11,807 outstanding for second quarterly maintenance, and we have $5,606 outstanding from first quarterly maintenance, for a total of $17,413. Additionally, we have several units outstanding for the AC valve bill. Dawn checked with our bank about service fees, we have always had bank service fees in the past but we were also receiving interest; now that the interest rates are lower our fees are more than our earned interest. Other banks would also charge service fees when making more than five deposits per month, we need to itemize and list each check on the deposit slips, and each deposit slip counts as one deposit. Motion made and approved Treasurer’s report. Bank Finance Requirements: One owner is trying to refinance their mortgage and we received form with 32 questions. Last year, our attorney informed us that we are very limited on what we can answer on an Estoppel Letter, and we have put together our own Estoppel Letter. Michel called the bank and asked if they would accept our Estoppel Letter as our attorney said we could only answer 1 of the 32 questions on the bank’s form. There are questions that require interpretation of the condominium documents. Should we answer and the bank gives a loan and that person defaults on the loan, and the bank finds that we answered any of the questions incorrectly, the association could be liable. Also, their questionnaire has been introduced by Fannie May and all of the banks are using this form. One of the questions asked for number of units rented or investor loans. If more than 25% of this building is not owner occupied, the banks will not give a loan. Should we get the rental policy changed, we would have to make sure that less than 25% of the building is rented. Michel asked what is defined as an investor; bank said an investor is someone who does not live in the apartment. Our attorney will determine which category the snow birds fall under. If we have less than 75% owner occupied apartments, no one will be able to get a mortgage loan. The bank also said that if we have more than 15% of the building that is delinquent in payments to the association, then they will not issue a loan. We have to include people who have any outstanding balance. Rentals: Cheryl spoke to the city about rentals. Anyone wishing to rent their condo, has to get an occupational license $50 first year, and $25 renewal fees. Also the city is then required to come in to make sure the building and rental apartment is up to code. City could tell us we need to replace our fire alarm, and that would be a $150,000 assessment. City would go into each apartment and require any changes needed to be up to code. Owner needs to report the rental money as earned and taxable income. Owner would also loose their Homestead Exemption. Cheryl also called our insurance agent to see how rentals might affect our premiums. Most insurance companies allow 10-20% units maximum for rentals. If rentals go over the 10-20%, some companies will not quote or issue a policy, other companies will rate the building as an apartment building, with a much higher insurance premium rate than condominiums. Michel believes our current insurance carrier allows 20% rentals. We need to keep these issues in mind, as well as the bank financing problem as it relates to rentals. Phone / Fax: Michel bought a new phone / fax machine, and we are still having the same problems we had with the old machine. The problem is coming from the fire alarm box in the office that was rewired. We need (and code requires) a separate line for the fire alarm, and we are checking into costs. Motion made and approved to get a separate fire alarm line. Cleaning of Main Drains: We will proceed and make this appointment to do the clean out of main drain lines. Water Heaters: Michel was given a list of serial numbers for water heaters that did not have dates. Most of them were quite old. Letters will be going out to owners who need to replace their water heaters. Pool Heater: We looked into a time clock and the pool company advised us not to do this. They recommended that we shut off the pool heater May through October. Pool water should not be warmer than 80 or 82 degrees. Right now we are heating the pool at night because the sun heats it during the day, and we are wasting money by doing this. Motion made to turn off pool heater immediately until October or turn on when the weathers begins to cool off, motion approved. Recycling & Trash Collection: We checked into doing recycling. Cheryl talked to three recyclers and found that it would cost us $25 per 96 gallon container. Miguel felt we would use three or more containers. That would cost us $75 per month for three containers. Pick up would be once per week. Plastic, glass, aluminum and tin all goes into the same container. To recycle, people are supposed to rinse out their beer bottles and milk cartons, and not everyone would do this; we would have an odor problem again in trash room. Michel feels that doing the recycling would also cut down on the amount of trash in the main dumpster. Michel suggested we put a hold on the recycling and review next year, and review to see if we can cut down to three or four trash pickups a week. We can save on our dumpster trash pickup charges during the summer months if we can eliminate our Tuesday and Thursday pickups. Miguel is watching the trash levels for a couple weeks before we eliminate two of our pickup days. For every day we can cut down, we would save $117.00 per month, or $234.00 per month to drop two days. Motion made to cut down two of the pickup days per week, motion approved. Amendment: We have received 118 votes to approve amendment, 9 votes against, this leaves 25 unreceived votes. We needed 114 for the amendment to pass. Amendment to Condominium documents is approved as follows: Paragraph 5.2 of the Declaration of Condominium is amended to read as follows: .2 Hurricane Protection. Notwithstanding anything to the contrary in this Declaration. The apartment owner is responsible for the installation. operation, maintenance, repair, replacement and protection of hurricane shutters or other hurricane protection for the unit, whether such hurricane shutters or other hurricane protection are within or part of the unit or attached to the common elements. The Association is responsible for the installation, operation, maintenance, repair. replacement and protection of hurricane shutters or other hurricane protection for the common elements. Rear Parking Lot Fence Treatment: Michel and Sandi discussed the costs involved to proceed with new plants for back fence, and have decided to put all unnecessary costs on hold including the fence treatment. New Business: Air Conditioning for Elevator: Mr. Air checked the air conditioned room on roof for elevator circuits. The reason our elevators have been failing is because that room is not being cooled. This will cost us $1400 to replace the condenser. Motion made and approved to have this repaired. Michel also talked to Miguel about putting insulation in that room. Roller Blading, Skate Boarding , Roller Skates, any Unregistered Self-Propelled Wheeled Item: Michel saw a child in our parking lot on skate board, the father had a motor scooter and was pulling the child back and forth in our parking lot. If there were to be an accident, we could have a law suit. Michel made motion to adjust our Rules and Regulations to not allow these self-propelled wheeled items (except bicycles) on premises, owners will be held responsible. Motion carried and unanimously approved. Procedures for New Owners and Renters: (Ongoing) Window or Shutter for Breezeway: (Ongoing) Hurricane Preparedness – State Requirements: (Ongoing) Fire Alarm System: (Ongoing) Replace Back Entrance Phone System: (Tabled) Permanent Posts for 5 Minute Parking Area: (Tabled) Motion was made to have the meeting adjourned and was seconded. Meeting adjourned at 9.00 pm. Minutes taken from tape Cheryl Koski Office Manager |
