Minutes of Board of Managers Meeting, December 16, 2025, which was called to order at 7:34 pm, held via Zoom.
Board Members Present: Michael Tedesco, President; Katharine Flanders Mukherji, Vice-President; Matthew Pilkington, Treasurer; Rose Firestein, Secretary; Peter Levy; Long Vu, Anne Ashby Gilbert and Nick Jonas.
Also in Attendance: Kathleen Malara, EM Holding Corp.; Valdet Boleviq, Superintendent
| IMPORTANT NOTICE TO OWNERS Due to skyrocketing water/sewer bills which are not fully explained by higher rates, it is imperative that all owners repair all faucet leaks, running toilets and other causes of unnecessary water usage. Owners must notify their renters that they are required to report such problems promptly to them, and owners are strongly encouraged to contact Val for advice and possible assistance in curing these issues. |
Approval of Prior Board Minutes
Via email, the board approved the minutes of its October 28, 2025, meeting.
Management and Superintendent’s Report
- The garage façade and parapet were repaired and repainted. The contractor identified needed repairs not within the original scope of work, and they were completed. The inside of the garage will be monitored after significant rainstorms to determine whether any leaks remain. The contractor will repair the scratch to the garage door that happened during the parapet work.
- After remedial actions, no mice problems were reported for units 1M and 2M, but the mice continue to be in the compactor room at 120 Boerum Place, and Val is using a new type of poison there. Renters in 134 Boerum Place reported the presence of mice in their apartment, but HPD found no violation. All of the buildings now have sound deterrents for mice.
- No evidence of rats has been seen in any of the buildings or the window wells, but there are new rat holes in the yew hedges around the Dean St. and Boerum Place sides of 120 Boerum Place. The
exterminator has returned to put poison in them and cover the holes; however, previously it took
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months before these actions deterred the rats. HPD has issued violations regarding the rat holes in the hedges on both sides of the building. They will be addressed. A second exterminator will be consulted to determine if alternative measures are more effective than those used by our current contractor.
- The pump placed in the window well at 120 Boerum Place during the rainy season has been removed and will be replaced this spring.
- No backups have been reported in the units’ basements after significant storms, although there was a minor backup in the common area of the 120 Boerum Place basement.
- The plumber who replaced the boiler’s mixing valve checked the temperature of the boiler and found it to be correct.
- Val now has a method, albeit a very cumbersome one, for bleeding air out of the pipes in 120 Boerum Place. Management will obtain an estimate for installing a more efficient method of bleeding air out of these pipes.
- The pipes at the top of the staircase in 120 Boerum Place were insulated.
- Following the HPD inspection due to the complaint of no heat resulting from the gas leak, Skytrack was cited for failing to post required signs in the buildings. Management is addressing this issue and will find a presentable way to post the necessary signs in the lobby of 134 Boerum Place.
Financial Report of the Treasurer
- The condominium’s balance has increased by $13,000 since June 2025, including a $2,000 gain in November.
- One unit that has been in arrears is working on catching up on its common charge payments.
- In general, Skytrack’s financial position is trending in a positive direction.
Old and New Business
- Michael Tedesco’s term as President expired, and the board unanimously confirmed his agreement to remain in that position until the annual owners’ meeting scheduled for June 2025. We thank him for his service.
- After collecting additional information, the board reconsidered its previous decision to replace a portion of the first-floor carpeting in 120 Boerum Place with a continuous length of the type of carpet currently installed near the Dean Street entrance. Instead, some or all of the carpet tiles previously marked for replacement will now be replaced by carpet tiles like those that are being removed, matching the current material as closely as possible. There may be some delay in replacing the carpet because of the seller’s rules governing their purchase. The board did not change its previous limitations on how much of the carpeting will be replaced.
- The board discussed how to best address removal of the dirt that accumulates in the window well that runs along the Dean Street side of 120 Boerum Place and blows through the windows that face that well even when they are closed. The board considered a set schedule for cleaning the well but decided to leave the timing to Val’s discretion.
- The board revisited the delay some units are experiencing in getting hot water. In the past, the water was constantly maintained at a higher temperature, which caused concern about scalding and wasted energy usage. The water temperature has been lowered for these reasons. As increasing the number or size of the circulating pumps may provide a solution without raising
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the water temperature coming from the boiler, which has been the experience at 134 Boerum
Place, a plumber will be consulted to explore this approach at the other buildings.
- The next item to be addressed on the condominium’s repair/replacement/upgrade list is to paint the bulkhead exterior staircase at 120 Boerum Place in order to prevent its further deterioration and forestall additional leaks. Bids will be solicited for this work.
- The board decided to have the railings around the buildings and the common decks painted. This may be done piecemeal. When this painting will occur depends on the bids we receive, and the schedule will be finalized closer to when the weather permits outdoor painting.
- Unit 1N has been notified that unless the owners commit by January 15, 2026, to replace the metal fence between their courtyard and that of 1M, the condominium will have it done and bill 1N for the cost.
Adjournment and next meeting date
A motion to adjourn was passed at 9:10 pm. The Board will next meet on January 27, 2026.
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