Author: Matthew Pilkington

Skytrack Board Minutes – May 28, 2024

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

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

Superintendent’s Report:

  • A new exterior electrical outlet has been installed so that sump pump(s) can be operated in window wells to improve drainage in the event of a severe rain event.
  • The lobby walls at 134 Boerum have been properly repainted after being damaged.
  • A minor roof leak to Unit 3R was identified, as well as minor leaks in Units 3F and 3H.  These will be addressed.
  • Now that exterior brick pointing work has been completed, the repair work to Unit 2L will take place following review of bids from other contractors.
  • We are considering the bid received and obtaining additional bids for repairs to roof of Unit 1Q.

New and Ongoing Business:

  • The Board discussed potential future upgrades that can be made to improve drainage in courtyard, including the addition of a pit with pumps.
  • Efforts remain in progress to improve tax assessment reductions going forward and challenge the current over-assessments we believe we are all facing.

Financials:

  • Notice of the Board’s decision to impose an assessment of $1,000 per percent ownership has been distributed, and only limited questions have been received from the ownership.  As explained in the detailed notice that was distributed to all owners, the assessment will be used to replenish reserves.  Reminder that the first installment payment will be due July 1, 2024 along with normal Common Charges.
  • The financial report for the year ended 2023 will be reviewed at the upcoming Annual Meeting.

Announcements:

  • The Annual Meeting will take place on Wednesday, June 26, 2024 at 8:00, by Zoom videoconference. Four Board member seats will be up for election.  Please let EM Holding know if you are interested in joining the Board.  All owners are welcome to join.
  • Please register for the annual meeting by following instructions posted on the Skytrack Website.  Advanced registration for the Zoom meeting will be required.
  • To the extent you may not be able to attend the Annual Meeting, please designate a proxy by filling out the form available on the Skytrack website.

Notice of Assessment

Please be advised that the Board has unanimously voted to impose an assessment of $1,000 per percentage of Condo ownership to cover unanticipated expenses and to rebuild reserves. Please see attached Notice linked at the link below for more information (hard copies are being distributed as well). You may contact EM Holding with any questions.

Notice of Assessment

Thank you.

Skytrack Board Minutes – April 30 2024

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

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

Superintendent’s Report:

  • Work has been completed on L line work – brick has been repointed and waterproofed.  Equipment and materials will be removed from common area roof in coming days.
  • Damaged lobby at 134 Boerum not yet repaired, but will be in short order.  If contractor fails to repair satisfactorily the Condo will handle at expense of offending Unit owner.
  • A small leak was identified at 134 as a result of a faulty flex hose to a fixture within a Unit.  Fortunately no damage of any significance was caused by this.
  • The blower in the boiler failed, causing building to lose hot water.  The failed motor was replaced and hot water was restored the same day.  A leak on the boiler was also repaired.

New and Ongoing Business:

  • The Board discussed certain complaints about hot water being too hot, hot water taking too long to become hot, and cold water not being sufficiently cold.  The Super will look into these matters.
  • Board member Rose Firestein has volunteered to undertake efforts to refurbish rusting ironwork around 134 and 120 Boerum Pl.  The Board thanked Rose for her choosing to take this on.
  • The Board discussed amending the Condo’s Declaration so it accurately reflects that there no longer is a hot tub on the roof (as there hasn’t been for decades).
  • The Board discussed purchasing inexpensive submersible pumps to drain window wells to the extent they collect water during a significant rain storm.
  • The Board voted to create a committee to explore the work our attorneys do to protest property taxes.  Miranda Magagnini is leading the committee and has already met with our attorneys.

Financials:

  • The Board has continued to monitor significant unanticipated expenses that have and will continue to be incurred, and is in favor of imposing an assessment to address budget shortfalls.  Significant discussion about the topic occurred.  The Board is not in favor of a Common Charge increase.  Our Treasurer will work with EM Holding and our accountant to evaluate the appropriate amount of assessment which the Board will then consider further and vote on.  Currently assessment amounts are estimated to be between $500-$1,000 per percent ownership, though this number could change, up or down, as the matter is further considered.
  • To the extent an assessment is imposed (which is likely), the Board will provide further detail and advanced notice.  Payment in installments will be permitted.

Announcements:

  • The Annual Meeting will take place in June.  Dates are being discussed and notice will be provided.   Four Board member seats will be up for election.  Please let EM Holding know if you are interested in joining the Board.  All owners are welcome to join.
  • Please note that Common Charge statements are now being delivered by email.

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.