Minutes of Board of Managers Meeting, October 28, 2025, which was called to order at 7:30 pm, held via Zoom.
Board Members Present: Michael Tedesco, President; Katharine Flanders Mukherji, Vice-President; Matthew Pilkington, Treasurer; Rose Firestein, Secretary; Peter Levy; Terra Chalberg
Also in Attendance: Kathleen Malara, EM Holding Corp.; Valdet Boleviq, Superintendent
Approval of Prior Board Minutes
Via email, the board approved the minutes of its September 30, 2025, meeting.
Management and Superintendent’s Report
- The radiator valve in unit 1R at 15 Bergen was replaced. Because of the unique design of 15 Bergen’s domestic hot water system, the building’s entire system had to be drained and a spigot installed in the backyard before the valve could be replaced. This took around six hours Instead of the short amount of time normally needed for this type of repair. Consequently, the board is investigating a long-term solution to the current need to drain 15 Bergen’s entire system whenever work needs to be done that impacts its domestic hot water system. The owner is responsible for the cost of replacing the valve while the condominium is responsible for the additional cost incurred in draining the building’s system because this added step was needed due to the building’s design.
- The board is also investigating solutions to air being trapped in the domestic hot water system and the delay in hot water reaching some units. Currently, the pumps are not working at an optimal level, and it may be necessary to add or reposition circulating pumps and valves. A plumbing company has been asked for recommendations to address these issues.
- The board also discussed whether the boiler’s hot water temperature setting should be raised to reduce the delay in hot water reaching some units. The legal standard is that the water must reach in-unit faucets above 120°F. Val stated that increasing the outflow temperature would defeat the effect of the recently replaced mixing valve on energy costs and suggested that the efficiency of the existing circulating pumps be investigated.
- The condominium has consulted with a plumber concerning the flooding in the courtyards, and the plumber will submit a proposal. Until this issue is resolved either by taking corrective action or a board decision that the proposed solution is beyond the condominium’s means or is unlikely
Skytrack Board minutes, October 28, 2025, page 1 of 3
to be successful, the issue of diverting the roof water on the M line of 120 Boerum Place will be held in abeyance.
- The buildings will be winterized during the second week of November.
- It is believed that the courtyard fence between 1M and 1N at 120 Boerum Place has not been replaced, although the owners of 1N were notified that either they had to do this or the condominium would contract for this work at the owner’s expense. This message will be reiterated and a deadline imposed. If the owners of 1N do not comply within this deadline, the condominium will proceed to replace the fence and bill the owners for its cost.
- The state of the carpet and tile on the first floor of 120 Boerum Place was again discussed. The condominium does not have and cannot acquire a sufficient number of carpet tiles to replace the dirtiest part of the carpet, which runs from where the lobby tile ends to the first turn of the hallway. This section is the most heavily traveled within the building, is especially unsightly and does not adequately remove the outdoor dirt that is now being tracked throughout the building. In contrast, the carpeting close to the Dean Street entrance, which has a rougher texture, has successfully kept out much of the dirt that would otherwise be tracked into the rest of the building. Based on these considerations, the board voted to replace the carpeting that runs from the end of the lobby tile to the first hallway turn, an area that is approximately 20 feet by 5 feet, with a piece of carpet (not tiles) that is the same or of a similar texture as that which was installed at the Dean Street entrance of the building.
At this time, the broken tiles in the lobby will not be replaced, as doing so would require work on the structure under the tiles. The board acknowledged that the owners of the units on floors two and three of 120 Boerum Place have requested that the hallway carpeting on their floors be replaced and their doors be repainted. As compared to the first-floor carpet that is being replaced, the second- and third-floor carpeting was judged (1) not as deteriorated and (2) not contributing to the deterioration of the rest of the building’s carpeting.
Financial Report of the Treasurer
- The condominium’s water bills have increased by approximately 30 percent and have far outstripped the amount budgeted for this service. Matthew Pilkington will investigate whether this increase is due to increased usage, an increased rate, incorrect readings, a leak in a pipe or other cause and will report his findings to the board.
- Arrears in the payment of common charges continue to be a problem.
- Otherwise, the condominium is in reasonable financial shape, although upcoming necessary and committed-to high-cost maintenance and repairs may create a financial strain. Historically, Skytrack has structured its common charges and special assessments so they cover needed expenses but do not create a surplus that is subject to tax.
Old and New Business
- Deciding whether to paint the bulkhead staircase in 120 Boerum Place was postponed until spring since no work can be done on this project until the weather warms.
Skytrack Board minutes, October 28, 2025, page 2 of 3
- Clarification will be sought on the scope of work covered by the three bids the condominium received for repairing or replacing the garage’s façade. Whenever this is done, management will attempt to work out a payment plan that spreads the cost over time.
- The board approved holiday bonuses for Val Boleviq, our superintendent, and Patrick Knights, our porter.
- This holiday season, please remember to show Val and Patrick your appreciation for all of their hard work this year.
Adjournment and next meeting date
A motion to adjourn was passed at 9:20 pm. The Board will next meet on December 17, 2025, at 7:30 pm via Zoom.
Skytrack Board meeting, October 28, 2025, page 3 of 3