Author: Matthew Pilkington

Common Charge Statement Delivery

Please be advised that our management company, EM Holding, will be emailing out Common Charge statements each month going forward using the following email address: emhbilling80@gmail.com. Please add this address to your “safe senders” list / “whitelist” so spam filters do not intercept statements. Please note that EM Holding does not monitor this email address so no replies will be accepted.

ACH auto-debits will remain in place for those who have enrolled previously.

If you have any questions please contact EM Holdings.

Board Meeting Minutes:  March 26, 2024

Board Members Present: Matthew Pilkington, President (through July 2024),Treasurer; Katharine Flanders Mukherji, VP; Michael Tedesco; Rose Firestein; Cameron Martin; Audrey Weinberger

Also in Attendance:  Valdet Boleviq, Superintendent; Kathleen Malara, EM Holding Corp.

Superintendent’s Report:

  • A contractor doing work in a Unit at 134 Boerum damaged the Common Area hallway in that building.  The Unit owner is responsible for repairs, which must be completed promptly.  If not, the owner will be responsible for the full cost of repair that the Condo will have completed.
  • Several units experienced minor leaks from ceiling and/or walls during recent heavy rain.  Many seem to be one-time occurrences due to direction of wind.  Leaks have been/will be addressed.
  • The WhatsApp Group that has been established for lower-level Units which have experienced sewer backups in the past is functioning well.
  • The renovations to the Super’s apartment are proceeding well.

New and Ongoing Business:

  • The Board discussed multiple approaches to and the cost of repairing façades of garage and Dean St. side of 120 Boerum.  These repairs are needed to mitigate potential safety issues and to repair and prevent future water damage to the buildings and Units. After reviewing numerous bids, the Board selected contractors and techniques that will meet these needs and keep the condo’s expenses within budget.
  • A loose brick on the garage façade was replaced and the repair was deemed safe.
  • Repairs to the Unit 2L wall are scheduled to commence on April 2, weather permitting.  While work is in progress please use caution for materials, equipment, and scaffolding on the Common Area roof of 120 Boerum.

Financials:

  • The Condo’s income and expenses are currently within budget.
  • The Condo’s insurance expires on March 31, 2024.  Premiums are increasing significantly for next year, and our broker has attempted to obtain quotes from multiple other carriers and successfully negotiated a reduction in premium on the original quote from our existing carrier.  According to our broker, and based on independent board research, the amount of the increase reflects the national and local trend in commercial insurance. The Board has authorized the new policies and will begin the renewal process earlier in the 2024-25 coverage period to attempt to minimize expected future increases.

Announcements: Reminder that all owners must notify EM Holdings before any work is commenced which could affect Common Elements, which includes a contractor needing to move materials through hallways.

Board Meeting Minutes:  February 27, 2024

Board Members Present: Matthew Pilkington, President (through July 2024),Treasurer; Katharine Flanders Mukherji, VP; Andrew Kurland, Secretary; Michael Tedesco; Rose Firestein; Cameron Martin

Also in Attendance:  Valdet Boleviq, Superintendent; Kathleen Malara, EM Holding Corp.

Next meeting: March 26, 2024

Superintendent’s Report:

  • Touch-up of paint in Boerum Pl staircase was completed.
  • New signs have been put up on roof doors reminding residents of relevant building rules.
  • The basement of 134 Boerum was cleaned.
  • The main sewer trap of 134 Boerum became clogged with wipes used in that building, causing a backup which required a plumber visit on an emergency basis.
  • The garbage chute recently became blocked by large materials.  The Super injured his hand in clearing the jam.
  • Renovations to the Super’s apartment are in progress.
  • Repairs to 2L and 3L walls not started yet due to cold temperatures.

New and Ongoing Business:

  • The Super will be installing additional LED lighting in basement rooms to increase efficiency.
  • The Board discussed acquiring additional pumps for use in emergency water backup situations.
  • Board Member Matthew Pilkington will be creating a WhatsApp chat group for owners/residents who have experienced water backup issues for ease of communication.
  • The Board discussed the possibility of bringing a claim against the City in event we ever experience a further sewer backup.
  • The insurance company is no longer seeking removal of the furniture from 134 Boerum common deck.
  • The Condo has executed the paperwork to allow Verizon to install Fios wiring throughout Skytrack, subject to the Board’s approval of wiring route.
  • The Board discussed a new proposal for façade work at garage and Dean St side of building.

Financials:

  • Many owners are still paying the wrong amount of Common Charges.  Ensure you pay the correct amount to avoid penalty fees.
  • We have confirmed that the Condo’s line of credit remains available for use, though has a high interest rate (presently approximately 12%).  The Board does not anticipate needing to use the line at this time.

Announcements:

  • As indicated in the notice that went out previously NEVER throw large articles in trash chute, and NEVER put prohibited items, including wipes, down drains/toilets.  Fines will be imposed.

Recent Careless Incidents

This is to advise all Skytrack community members about two recent incidents that must not happen again..  

First, recently the garbage chute at 120 Boerum became entirely clogged with what appeared to be shelving and other sections of wood from a piece of furniture.  The chute became unusable during that time and it took Val significant effort to unclog the chute.  Worse, his hand was cut up in the process.  Therefore, ensure all household members, tenants, nannies, cleaning people, guests, contractors, and everyone else knows to NEVER use the 120 Boerum garbage chute to dispose of bulky items.  Larger items (e.g. pizza boxes, large pieces of styrofoam, etc.) can be left by the recycling areas in an orderly fashion, and you must coordinate with the Super for proper disposal of things like furniture, mattresses, etc.  The Board will consider taking the chute out of service entirely if this happens again, and fines will be imposed on offending parties.

Second, recently the building sewer line at 134 Boerum became clogged with wipes that originated from inside that building.  This caused a backup which was entirely preventable, and cost us money to be remedied.  This will happen again at 134 Boerum or any of the other buildings if prohibited items go down drains/are flushed down toilets.  Therefore, ensure all household members, tenants, nannies, cleaning people, guests, contractors, and everyone else ensures that they DO NOT UNDER ANY CIRCUMSTANCES put anything down toilets or drains that should not go down, including cleansing wipes (including “flushable” wipes which are still prohibited), paper towels, makeup pads, feminine hygiene products, Q-tips, grease, napkins, etc. 

Thank you for your understanding.

Board Meeting Minutes – Jan. 30, 2024

Board Members Present: Matthew Pilkington, President (through July 2024),Treasurer; Katharine Flanders Mukherji, VP; Andrew Kurland, Secretary; Peter Levy; Michael Tedesco; Rose Firestein; Cameron Martin; Terra Chalberg

Also in Attendance:  Valdet Boleviq, Superintendent; Kathleen Malara, EM Holding Corp.

Next meeting: February 27, 2024

Superintendent’s Report:

  • The Dean Street staircase was painted, including radiators, and scuffs will be corrected.
  • The insurance company made a few recommendations for improvements, which were very minor and have been implemented to the extent they were not already a practice (e.g., the Condo already has its fire extinguishers regularly inspected and certified).
  • Certain units on the 2nd and 3rd floor of 120 Boerum have experienced water ingress issues from exterior walls. 

New and Ongoing Business:

  • The Board discussed obtaining bids to address the water ingress issues mentioned above.
  • The Board discussed and approved necessary renovations and repairs to the Super’s apartment.
  • Verizon desires to bring FIOS internet/TV/phone service to the building, which is a positive development.  So long as this can be done in an unobtrusive fashion, the Board is in favor of proceeding with this, as it will give everyone another option (apart from Spectrum) for service.  Allowing the Buildings to be equipped for service will not cost us anything.  Spectrum service will remain unchanged.

Financials:

  • We were over budget for the year primarily as a result of the lobby renovations which took place in 2023, garage clean-up projects, and roofing repairs.
  • Over the next number of months we expect to incur additional large one-time expenses related to repairs to exterior walls at 120 Boerum and necessary renovations to Val’s apartment.  These expenses may not be covered by regular Common Charge receipts in light of all other regular expenses, notwithstanding the recent 5% increase that went into effect on January 1. We will negotiate to pay all bills gradually and believe we will be able to manage the expenses as our finances stand currently.  The Board has at least two options if expenses become larger than income, however – utilize our existing line of credit that has not been drawn, or raise funds through a short-term assessment.  The Board will continue to keep all owners apprised as we learn more about when the necessary expenses will be incurred.

Announcements:

  • Reminder that Unit owners are responsible for the repair and maintenance to everything that does not constitute a Common Element.

Please ensure you are paying the correct Common Charge amount.  Late fees will be imposed for those who do not timely pay the correct amount.  Please contact EM Holding with any questions.

Reminder – Common Charge Increase

Reminder that, as reflected in the Board Minutes and in the Notice delievered to all Unit Owners, Common Charges will increase by 5% beginning Jan. 1, 2024. Invoices reflecting the new amounts owed have been distributed. Please ensure you pay the correct amount on January 1, and contact EM Holding with any questions.