Author: Skytrack

Attending: Steve Bruner, Steve Dembitzer, David Crofton, Peter Levy, Katharine Mukherji, Cynthia Steele, Peter Burgess, and Jose Perez (for the discussion of maintenance issues)

We welcomed new Board member, David Crofton, who is replacing outgoing Board member, Mike Hansen.

Maintenance
Jose gave an update on maintenance issues.

Roof repairs at 120 Boerum were located and fixed. Several decks and the running “track” are being repaired to address issues with leaks.

New energy-efficient, low level bulbs are being sourced, by Cynthia Steele, for 134 Boerum Place to replace those that burned out.

Alberto (aka Ricardo), the weekend porter, resigned. He is being replaced by Jonathan Medina.

Finances
The finances were reviewed and found to be in good order. The ongoing exception is the accrued common charges owed by 3C. [Note: Skytrack has a lien against this property].

The 2008 budget developed by Treasurer, Steve Bruner, streamlines budget lines and increased budget lines to adjust for cost increases, based on our experience with actual expenditures over the past several years.

Refurbishments
Shoebox Interiors presented recommendations to replace the carpet in 120 (second and third floors) as well as to make necessary improvements to the entry and stairway in the Dean Street entrance-which are the highest priority items for upgrading based on safety and need. The idea is to have a durable, coordinated look, including repainted walls, that is within our budget parameters. Jane Rosenbaum of Shoebox Interiors is getting estimates on costs for labor as well as materials. At the next meeting, she will present lighting alternatives.

The Board approved fast-tracking the improvements needed in the Dean Street entrance, to be followed by re-carpeting/repainting the 2nd and 3rd floor corridors of 120. We expect these projects to be completed this spring.

Shoebox Interiors will present solutions for upgrading other elements (e.g. 15 Bergen lobby, door numbers, 120 lobby etc.) for consideration after the priority items are accomplished. We will make decisions about which and when to authorize based on funding. Our intention is to have all three buildings look pleasing inside and out.

The next Board meeting is scheduled for February 26, 2008.

Present: Peter Levy, president, Katharine Flanders Mukherji, vice president; Steve Bruner; treasurer; Matthew Pilkington, Peter Burgess, management agent
The meeting was called to order when a quorum (4 members) was reached.

Maintenance: Superintendent Jose Perez reported that the roof repairs over the A and B lines in 120 Boerum Place, begun after the early August flooding, are finished and the track replaced. The window pit has been waterproofed and outer window ledges resurfaced. Still pending are remaining repairs to 15 Bergen Street. Also remaining to be repaired are the ceilings of #3B and 3A which were damaged in the same rain storm. The Super’s apartment floor and those of 1B and 1O have been redone. These were damaged in the 2006 flooding. There was a discussion about how to abate flooding in the courtyards. One of the major causes of urban flooding is the paving of entire neighborhoods, which creates more run-off and no soil absorption of rainwater. Encouraging owners to find pervious material to replace the concrete under their courtyard decks was one possible solution that was discussed. Because rainwater from the roof of 15 Bergen contributes to the courtyard flooding, an effort will be made to mitigate that problem. We have also instructed Jose to see that our plumber snakes out the courtyard drains.

Matthew Pilkington, gardening liaison, will instruct our gardeners and Jose to see to it that the hedges are trimmed evenly and that gaps are filled in. Mulching and soil amendments have been done by Urban Arborists. We discussed the state of the plant barrels and will see to it that the broken ones are repaired, if not replaced.

Steve Bruner reported on his work with a decorator who will do a walk-through and write up her ideas. If they are satisfactory, we will hire her to design and supervise the renovation of the 2nd and 3rd floor hallways of 120 Boerum Place and installation of chair rail, painting of those halls, carpet, and refurbishing of the Dean Street side stairwells and trash hallways as part of a comprehensive plan. We will also plan on sprucing up 15 Bergen St. common areas. Board members have neither the time nor the expertise to work out a comprehensive plan and act as project managers in implementing it.

Financials: There was a discussion about the format and coding on the monthly financial reports provided by management. An effort will be made to make budget comparisons easier to read, so that we can tell into which categories our expenses are falling, and that the Common Charge income is accurately reflected. Financials were reviewed and found to be in order. Owners are reminded that the 10% Common Charge increase, announced several months ago, will come into effect on January 1st.

The next Board meeting will be held November 28th.

Attending:  Steve Bruner, Steve Dembitzer, Michael Hansen, Peter Levy, Katharine Mukherji, Cynthia Steele, and Jose Perez (for the discussion of maintenance issues)Maintenance

Jose gave an update on maintenance issues:

• The roof has been repaired at 134 and roof pitch-pockets at 120 were filled.   The roof over the garage was replaced and the flashing fixed.  The garage façade was repainted.
• Several common element leaks were fixed (e.g. around the skylight affecting 3D) or addressed (concern of leak for 1H) and others will be looked into (possible leaks under decks for 3D and 3M).
• The gardening consultant was hired, who will treat the yews and soil at the beginning and end of the garden season (early summer and fall).  Drip irrigation was installed by Matthew Pilkinton (thank you).

The following decisions were made regarding maintenance.

• We are getting estimates to replace the canopies.
• Repairs on the roof deck are to be expedited.
• We will have the sidewalk in front of 15 Bergen repaired, when the project next door does its section of sidewalk.
• We are getting estimates and samples regarding painting and carpet replacement for the 2^nd and 3^rd floors of 120, and based on costs and our finances, will decide when this can be undertaken.  A small committee will be formed to arrive at consensus on color choices (if you are interested in having a voice, please contact Matthew Pilkington or Katharine Mukherji).

Note:  The exterminator comes the 2^nd Wednesday of every month to exterminate in common areas where rodents and bugs are likely to be found.  If you want to have your unit exterminated, please coordinate with Jose so that they can do it in conjunction with their regular visit.

Finances

We reviewed the financial reports; we are in good standing.   There are several anomalies regarding the arrears report which will be reviewed with the Management Company (Peter Burgess was unable to attend this meeting).

The City made an assessment value offer, which we refused according to advice from our Attorney.  Our accountant will complete and submit a financial audit form to arrive at a more realistic value.

There being no further business the meeting was adjourned at 9:30 p.m.  The next regular board meeting is scheduled for September 26th, 2007, unless a special meeting is required in the summer.

In attendance: Peter Levy (President), Katharine Flanders Mukherji (Vice-President), Michael Hansen (Treasurer), Steven Dembitzer, Steven Bruner, Peter Burgess (Managing Agent) Maintenance

After an early April kitchen sink back-up, new drain pipes were installed to replace unsnakeably clogged pipes in 134 Boerum Place.  Other drain pipes in that building were snaked as well.  Leaks also occurred after the Nor’easter in April. The garage roof leaks were due to many tears in the roof membrane, which will be replaced completely, and the parapet flashing will be repaired.  Additional leaks in 134 Boerum during the storm demonstrated a need for pointing of that building’s Boerum Place brick parapet, which will be undertaken.  There were roof leaks into 3D, 3K, 3L, and 3M.  The roof there will be examined to see if it can be patched at the sites from which water entered.  The leaks into 122 Boerum were due to clogged roof drains and the resulting pooling which had to be pumped out.  There had been new decks installed by previous owners who neglected to install access panels to the roof drains.  One such hatch has been installed and other drains will be searched for, and hatches installed, when they are found.  Owners are responsible for seeing that these drains are kept clear, since the only access is from their apartments. We are happy to report that there were no basement back-ups!

Some more roof fans were repaired or replaced. We will look into painting the exposed girders in the courtyard of 120. Bids are being taken for gardening since Matthew Pilkington, who has been volunteering in this effort can no longer spend the time.

Finances

Almost all arrears have been paid up except for those of 3C.  The appeal of the court case regarding the massive arrears owed by the owner of 3C is still pending.  Despite the judge’s order at the original trial, owner of 3C has still not paid any common charges.

New Business

The annual meeting date is scheduled for May 9th at at the Montessori school on Bergen Street.  If you cannot attend, please give a proxy to a neighbor or member of the board, since a quorum is required to conduct business.  Three positions on the Board are open for (re)election.  If there is anything new to report, the lawyer will make a presentation about the status of our case against owner of 3C for non-payment of common charges.  Accountant’s report will be presented.  Managing agent, Peter Burgess, will present a list of work that was done recently.  Budget for next year will be discussed.

The next Board meeting is scheduled for June 13th.

The meeting was adjourned at 9:00 p.m..

Present: Peter Levy, Matthew Pilkington, Mike Hansen, Steve Dembitzer, Steve Bruner and Peter Burgess

Maintenance Items

Jose Perez was invited by the Board to give a run down of maintenance issues. The boiler had various mishaps starting December 24^th 2006. Old heating tubes are normally plugged once they have corroded to the extent that they cannot be used any more. This is cheaper than replacing the entire tube. But the plugs blew off due to corrosion at the ends of the old tubes and needed to be replaced completely.

The expansion tank, which is part of the heating system and is at the top of the eastern staircase of 120 Boerum Place, sprang a leak and had to be replaced. The new tank is now in the boiler room and not at the top of the stairs. The old expansion tank was repaired, taken off line, but kept in case of the new tank malfunctioning.

On Jan 21^st the flame scanner broke. The scanner monitors the burning of the gas or oil in the furnace. The flow of fuel to the furnace shuts off when the scanner is broken or there is no flame in the furnace. This is a safety feature. The repair company fortunately had a spare, but 2^nd hand, scanner and replaced the part late Sunday night. The Board discussed buying a spare scanner in case of emergency.

Jose tested all the emergency lights in the hallways and will be replacing the batteries in some of them that have reached the end of their electrical life.

The basement corridor in 120 Boerum Place is full of debris from the installation of the one-way valves. Jose will ask the contractor to remove it when he returns to complete the job.

Arrears

With exception of 3C, the condo. has less than $1500 in arrears.

Accountant

The accounting firm of Levitch & Kriegsman raised their fees by $300 to $5700. This increase was approved by the Board with a request to keep the amount stable for the next two years.

Exterminator

The current exterminator has had his contract terminated and Peter Burgess is contracting with a new company. Under New York City building code, the condo. has to have a contract with a licensed exterminator.

Budget

The Board examined the budget and the overruns that have occurred this year. Electricity costs were up over $10,000. Con Ed has been charging fuel surcharges year round and prices have nearly doubled over the last few years. Energy costs and other inflationary pressures have caused the building to be in danger of constant arrears without recent assessments. Therefore the Board voted unanimously to increase the Common Charges by 10% this year starting March 1^st. The board believes an increase of another 10% is inevitable next year, but the board will re-evaluate the financial condition at that time. In addition, the Board approved subsequent annual increases of at least 3% to keep up with inflation. The budget has to keep up with rising costs and with the continuing maintenance capital expenditure.

The Board approved a $250,000 line of credit to be used for emergencies. The condo. has funds in case of an emergency but not enough to cover extraordinary items such as replacing a boiler. This would give the condo. a cushion in which to raise funds from the owners for a period of time via an assessment without causing a major price spike in condo. fees. The line of credit will last 10 years.

Some condo. owners suggested an interim meeting for the condo. The Board suggested bringing the AGM forward to early May from June instead of an extra general meeting.

Notes to the Owners

Owners do not have the right to give contractors permission to start work on projects that they expect the condo. to pay for without the express approval by Peter Burgess Management. Bills submitted for payment without prior consent will not be reimbursed.

Please do not leave umbrellas, boots, shoes, strollers or any other belongings in the communal hallways. Please bring them inside your apartments.

The next board meeting will be on February 28^th.

With no other business to be discussed, the meeting was adjourned.