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NASSAU HOUSE
ASSOCIATION Board Members Present: Michel Pytlarz, Sandra DeCesare and Roy Regeski. Board Members Absent: Dawn Jenkins and Patrick Robinson. Owners Present: 5 Michel called the meeting to order at 7:30 pm Response to Previous Minutes: Minutes to previous meeting were read and approved. We went ahead with the appraisal for the insurance as decided at the last meeting. Sandi worked on getting the least expensive appraiser for the property inspection which has been completed. We have passed inspection and are good for the next ten years. We have been enforcing the $100 deposit check for elevator pads. Treasurer’s Report: Michel read Treasurer’s Report:
Motion made and Treasurer’s report approved. A/C Problem: The problem with the AC was due to an electrical box that had gone bad. We had extra fuses on hand and the AC repair company made a temporary repair. Michel asked Roy if he thought the temporary repair would hold for a while; Roy replied that it should hold for five years. Quote to make permanent repair would be $950.00 plus permits. Roy said once you pull a permit to fix the one box, the city will tell us we need to update everything else in the AC room and that will run into a lot of money. Electrician was concerned that the starter box and one of the pipes were hot; these items were not included in the $950.00 quote. Michel made motion to allow AC repair to wait until such time as there is an absolute need for it; Roy and Sandi agreed. Stainless steel shaft needs to be pulled up and repacked. We will call Morton Pump to come back out to do the repacking, and George Spirio of Apt. 1112 will be getting a quote to us for rebuilding of the steel shaft once we determine length needed. We will schedule this work to be done during the winter when weather is cooler. Owners A/C: Michel got Mr. Air to provide us with discounted group rates for owners who need a new AC, just like we did with PCA for the water heaters. The pricing did not include cost of permits. The state has now mandated that the AC unit in your apartment has to be insured from hurricane damage by the condominium. The buildings insurance is going up for this extra liability. When owners get a new AC or anything else changed in their apartments, one of the ways the insurance companies try to weasel out of their responsibility is to find out if there was a permit pulled. If not legally put in, the insurance company will not cover it. Owners who do not pull permits will get a liability disclaimer form to sign to release the Nassau House Association, the Board members, and all other unit owners from any liability. Landscaping: We were not happy with the last planting, and Sandi and Michel met with Ted Connors Landscaping. We will get a credit on our bill and they will deduct cost of flowers on our monthly bills until year end. Sandi and Miguel will be purchasing the plants and taking care of the flowers. Michel wants to replace the grass that is outside our back doors, it looks untidy and Michel would like to see some color in that area. Roy thinks we should hold off since we are short of funds. Michel said he’s trying to make this place look nice so it’s easier to sell the apartments. The key boxes are in the back of the building and the real estate agents are taking people through the back doorway. We would be using the credit from Ted Connors to pay for the annual flowers and the back area so it looks nice. Cost would be $1270.00, and we are getting a credit of $1125.00 from Ted Connors. Michel made motion to go ahead with the improvements, and Sandi and Roy approved. Elevator Keys & Pads: Michel received a bulletin from our attorney about the need to comply with retrofitting of elevator key requirements for the fire department. Michel thought we were already in compliance, and forwarded the bulletin to Cheryl. We checked with our elevator company, and found we are not in compliance. Sandi did some checking on this and had trouble finding anyone in the city or county that has any information on this requirement. Even our own fire department doesn’t know anything about it. Sandi finally found someone who is in charge of this area, he told Sandi to send him an email with our questions and after he hung up Sandi called him back to get his email address, and he’s never returned her phone call. Michel would like to put this on hold as we have done our due diligence and we have left it in the hands of the city inspector who is supposed to know about it. Doris’ building knew nothing about this either; they checked with the fire marshal who had no information. We are currently waiting for a return phone call from the inspector of elevators for Broward County, as of now we have not received any answers to our questions. Caretakers Must Check Two Times a Month: Cheryl was talking to an adjuster who said they are concerned about the apartments that are vacant. Once a month, we are checking in on the vacant apartments that are going into foreclosure. The insurance companies do not feel that is correct maintenance of an apartment and feel that vacant apartments need to be checked at least every two weeks to make sure there are no leaks, no shorts, etc. in the apartment. The reason is because if you leave the apartment unchecked for a month, too much damage can be done. A small leak can cause so much mold and damage. The insurance companies can deny a claim if the apartment is not maintained properly and not checked often enough. Owners who leave town need to be sure their apartment is checked twice a month, and if they chose not to then they need to sign a liability disclaimer. Foreclosure Procedures: We will need to schedule a meeting with the attorney, as we are getting conflicting information. Michel asked for Board approval since there will be a charge for this, Roy and Sandi agreed to schedule meeting with attorney. New Owner Approvals: We had some recent sales in the building: Unit 303 Mildred Zinaman, Unit 407 Joan Vinik, Unit 1001 Peter and Catherine Cartmell, Unit 1105 Glenn and Fabiola Holden, PH 12 Louis Opperisano, and Unit 110 has renter Dzmitry Malinouski. Motion was made and approved to accept the new tenants. 902 Termite Problem & PH7 Window: Apt. 902 is vacant and has a bad termite problem; Bug Off has been out to treat that apartment numerous times. We will check with our attorney, but we may need to pull the infected wood out ourselves and then assess that apartment for the costs. PH7 has a window that will not close. We’ve been getting complaints from other owners about this, and we’ve been in contact with the owner by email about getting it fixed. The last email we received from the owner accused us of borderline harassment. We will be checking with the attorney on if we should put in a new window ourselves and then charge owner for the costs. Pool Code Requirements: City requires anti-suction valves. We have the new plate at the bottom of pool, however, that does not meet code. If we change our rental policy, we will have to pull out the pool system and re-pipe it since we would then be considered having a “commercial” pool. Sandi reported that our pool company said we only need to change the main drain cover. However, when we submitted the paperwork to the Board of Health, they called and said we need a gravity drainage system with a collection take which entails hiring an engineer, have plans drawn up, permits, possibly drain water out of pool, and get new drain line installed. Sandi researched this requirement and found that community association pools are often considered public pools subject to specific regulations. If condominium has over 32 units, any pool is considered a public pool unless the governing documents absolutely prohibit less than 60 days on rentals. Since our rental policy is a minimum of 4 months, we will apply for an exemption on this regulation. New Business: Pool Heater: Last year the pool heater was set at 84 degrees, maximum setting on the heater is 85. Michel said when he first moved here they kept the pool at 80 degrees. Our gas bill in the winter runs over $2000/month. Board has decided to put the pool heater back on November 1st . Carport C Problem: Sandi reported that when we had the blacktop work done, the workers had damaged a pipe in carport C. PCA came out to fix it and needed to replace a strap, but never came back. Will contact PCA to complete job. Rear Parking Lot Fence Treatment (On Hold) 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 9:15 P.M. Minutes taken from tape Cheryl Koski, Office Manager |
