Minutes of Board of Managers Meeting, March 25, 2025, which was called to order at 7:30 pm, held via Zoom.
Board Members Present: Michael Tedesco, Vice-President; Rose Firestein, Secretary; Katharine Flanders Mukherji; Peter Levy; Anne Gilbert; Long Vu
Also in Attendance: Kathleen Malara, EM Holding Corp.; Valdet Boleviq, Superintendent
Superintendent’s Report
The walls of 134 Boerum Place, which were marked when residents moved in and out of units, were washed. Emergency lights and stairwell lights were replaced at 120 Boerum Place.
Although the intercom at 120 Boerum Place still functions, the person seeking entrance must press the ringer at both the exterior and interior vestibule doors to gain access to the building. The resolution of this issue is discussed below.
On at least three occasions, teenagers who do not live in the building attempted to gain access to 120 Boerum Place by ringing multiple units until one buzzed them in. They were successful in two instances. Owners and tenants of units in this building have been advised not to allow unknown person access to the building. If there is a question whether a person seeking access actually lives at Skytrack, Val can be called to see if he can identify the person as one having a legitimate reason for seeking access.
Some units have reported mice in the buildings. Steps have been taken to address this situation, and some improvement has been observed.
Manager’s Report
As of April 1, 2025, composting is mandatory for all NYC residents. The building can be fined for violations. Materials that must be composted include food scraps of all kinds, food-spoiled paper like greasy pizza boxes, plant material and products labeled “compostable.” Compost must be placed in the brown bins. It can be in compostable or clear plastic bags, but not paper bags. Kathleen and Val will evaluate the number and size of compost bins the condominium needs and purchase the required items.
As of May 1, 2025, the City will require all residential units to have a natural gas detector installed close to appliances that use this fuel, such as stoves and some clothes dryers. It is the unit owner’s responsibility to purchase and install these detectors, and the City may impose fines if they are missing.
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Kathleen provided the Board with options to remedy the problem with the intercom at 120 Boerum Place, including repairing the defective part or replacing the system.
The defective part, a “switcher,” was replaced last year with a rebuilt part, which was the only one available. It is now past its warranty period. Previous to last year’s replacement, this part had been replaced and worked properly for multiple years. The cost of replacing it again, if a part can be found, is estimated at around $1,400.
Alternatively, the intercom system could be replaced in its entirety, either by a hard-wired system or one that relies on mobile phone apps. The former would cost approximately $31,000, and the phone-based system would cost approximately $13,000 with an annual subscription cost of $1,806. As discussed below in the Financial Report section, the condominium cannot currently afford either new system, and the board voted to have the current one repaired. Additional options may be explored if the feasibility of obtaining a new intercom system changes.
Financial Report
Matthew provided a written statement concerning the status of Skytrack’s finances, which has not changed dramatically. He suggested that an increase in common charges is all but inevitable, even if the condominium postpones significant expenses that are not immediately necessary, such as replacing the intercom system discussed above. Kathleen reminded the Board that there are only four more payments due on the roof replacement at 15 Bergen.
New and Old Business
The Board approved the purchase of necessary types of insurance for the condominium. The insurance broker queried multiple companies, most of which would not write one or more types of insurance for Skytrack. The cost of the purchased insurance increased over the cost in 2024 by approximately $14,000, presumably due to the number and severity of multiple natural disasters nation-wide.
Anne reported that she is still waiting for information concerning the cost and feasibility of options for installing various types of tree guards for the new trees on Dean Street.
Rose reported that ReDocs believes it will be able to provide the condominium with its report and recommendations for reducing our greenhouse gas emissions, as required by LL 97, by April 10th.
The Board routinely conducts condominium business via email between regular monthly meetings. The meeting minutes will now reflect those actions under the heading “Board Actions During the Interval Between Meetings.”
Between the February 25 and March 25, 2025 meetings, the Board waived the right of first refusal to lease or buy Unit 4 in 134 Boerum Place and Units I and G in 120 Boerum Place and approved renovations that would affect Common Elements in Units 2E and 3F at 120 Boerum Place. The Board also approved an increase in the fee charged by EM Holding Corp. sufficient to off-set the rate of inflation since January 2022, which was the date of the last increase.
Minutes March 25, 2025, Page 2
Adjournment and Next Meeting
A motion for adjournment was made, seconded and unanimously approved, and the meeting was adjourned at 8:16 pm. The next meeting will be held via Zoom on April 29, 2025.
Minutes March 25, 2025, Page 3